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Milton council hears appeal over cell tower site plan

By Site plan

Milton City Council is weighing whether to rescind preliminary site plan approval for Verizon’s proposed 140-foot cell phone tower on Front Street.

A decision on the appeal of Allen Benson, resident of Milton, will be made at the council meeting at 6:30 p.m., Wednesday, March 23, at the Milton Library.

At a March 9 appeal hearing, Benson made two arguments as to why he believes the planning and zoning commission erred in granting preliminary site plan approval.

First, he said, the planning and zoning did not take into account the negative impacts on neighboring properties when granting approval. Second, the city code states that no new utilities can be built in a flood zone, which is this part of Front Street.

“The issue that has been raised repeatedly is about increased flooding on Front Street by building this cell tower on a 50ft by 50ft platform in a designated flood zone. The basis for this appeal is that planning and zoning, contrary to city code requirements, never really considered the impact on the adjacent neighborhood,” Benson said.

The proposed Verizon Tower has been controversial from the start, primarily due to its location, which would be in the city’s current public works yard at 210 Front St. Verizon said the tower’s location and height will give the Better Cell Phone Coverage for Verizon Customers in Milton. Opponents, however, say the tower would be an eyesore in a part of town that is frequently flooded and is being proposed as a potential gateway to the town in Milton’s overall development plan, particularly after demolition and construction. removal of the current sewage treatment plant once Artesian’s new plant is on the road. 30 is operational.

Because the land is zoned residential R-1, Verizon had to obtain a special use permit from planning and zoning. This permit was granted and the decision was appealed to the city council in August.

In its decision, the council said the overall plan imagines what could be on this site, but also calls for the improvement of infrastructure services, which the tower would provide, and which planners have put in a state stipulating that Tower plans must comply with all state and federal rules and regulations. Council members said at the time that floodplain issues would be addressed through the site plan review process.

Planners approved preliminary site plans in November but attached several conditions that must be met before final approval, including geotechnical analysis of the site in wet and dry conditions, permits from the US Army Corps of Engineers , a construction sequence, no pile-driving allowed, runoff and flood analysis, vibration monitoring, and a promise that Verizon will maintain plantings around the site.

Benson said planners had not considered the effect on streets surrounding the tower, such as Collins and Walnut streets, and whether they would be able to handle the increased traffic the tower would bring. He said planners and city officials had not given due consideration to an alternative to building a tower, such as installing an antenna on an existing water tower.

“This project cannot move forward,” Benson said.

Presenting on behalf of planning and zoning, city attorney Seth Thompson said the commission considered the health, safety and welfare of the community in making its decision. He said the series of conditions placed on the approval were intended to address the flooding issue and that Verizon indicated that the platform where the tower would be placed is above the floodplain. Thompson said the commission questioned Verizon representative John Tracey at length about the flooding issue around Front Street, demonstrating that those concerns were addressed before the commission granted preliminary site plan approval. Finally, he said Verizon still needs approval from state agencies before final approval of the site plan.

Tracey presented on behalf of Verizon and reiterated that the commission addressed concerns about flooding in its Preliminary Site Plan Approval Terms. He said the commission, by a vote of 6 to 1, found the layout of the site acceptable and asked council to uphold the commission’s approval of the preliminary site plan.

“The planning commission carefully weighed the testimony of those before it,” Tracey said. “The planning commission acted in accordance with the law in an orderly and logical manner.”

Recusals and public comments

For this appeal hearing, the council had just four members, after three – councilor Randi Meredith and councilors John Collier and Sam Garde – recused themselves. Prior to the hearing, Collier announced that he was recusing himself due to prior statements about the case made on a public record. Meredith and Garde recused themselves before the meeting. Although council members did not have to publicly state the reason for their recusal, Meredith said after the meeting that she was unable to attend due to a death in the family.

Benson and Barry Goodinson of 313 Mill St., asked Mayor Ted Kanakos to recuse himself due to a ground lease he signed with Verizon in 2019. Kanakos refused to do so; attorney Glenn Mandalas, representing the city council because Thompson, the city attorney, represented the planning and zoning commission, told Goodinson he could take his complaint to the City’s Public Integrity Commission. Delaware for consideration. Goodinson previously appealed the planning and zoning decision to grant Verizon a special permitted use for the tower.

Public comments were exclusively against the tower.

Agnes Steele, 209 Collins St., requested that the matter be referred to the planning commission for reconsideration.

Ginny Weeks, 119 Clifton St., said nowhere in city code is a 140-foot cell tower permitted.

The comment period became tense after Goodinson asked Kanakos to recuse himself; Goodinson said Kanakos misled people as to why the tower was placed on Front Street. Steele then returned to the microphone and said Kanakos was sarcastic and seemingly frustrated with people voicing their concerns. Kanakos said it was the first time in six years as mayor that he was personally attacked in a meeting.

Public comments were then closed and Benson, Thompson and Tracey were allowed to make closing statements, reiterating their points. The city council chose to postpone the vote on the case so that it could consider all the evidence. The Board has several options it can pursue toward its expected March 23 decision: It can reject Benson’s appeal and uphold the panel’s decision; he can overrule the commission’s decision or send the matter back to planning and zoning for further review. The Board has 60 days to issue a written decision on the appeal.

Owen Sound approves site plan for former gas station

By Site plan

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The site plan for the construction of a new shopping center on long-vacant land at Owen Sound’s “southern gateway” has been approved by council.

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On Monday, council voted 7 to 2 in favor of the site plan for the property at the southwest corner of 10and East Street and 9and Avenue East, which once housed a gas station, but has been vacant since 2005. The plans for the property at 889 10and St. E. includes an approximately 4,300 square foot mall containing three retail units, including a drive-thru restaurant.

Sarj Mehat, part of the owners’ team, 1948654 Ontario Inc., said Tuesday he doesn’t yet know when construction will begin, but hopes it will be this year.

“I am happy that it has been approved and I hope we can move on to the next stage of its construction now,” Mehat said.

He said he will have to consult with tenants and contractors before finalizing a timetable on when work will start.

“With COVID in the air, the world has changed and it’s not as easy as it used to be,” Mehat said. “The intentions are good, the property will be developed and it’s only a matter of time.”

Mehat said he could not yet disclose who the tenants of the property will be.

With the approval of the site plan, council directed staff to introduce a by-law to authorize the mayor and clerk to sign a site plan agreement, service agreement and any other items required to implement site plan approval.

The property has the Travelodge to the north on 10and Street East while Tim Hortons is east across 9and East Ave. The property adjoins residential homes to the west and south.

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In addition to the building, the property’s proposed site plan also includes 13 drive-thru waiting spaces, a 26-space parking lot, and two new right-hand and right-hand-only entrances from 10and East Street and 9and East Ave. The median out of 10and East Street must be extended to prevent illegal left turns into the property. There are plans for site maintenance, retaining walls and landscaping, according to a report in junior planner Jacklyn Iezzi’s Monday diary.

Because the property is in the area designated in the city’s official plan as the southern gateway to Owen Sound, the development requires “a high standard of urban design,” Iezzi’s report explains. The property is zoned Commercial Artery (C4).

Among the features incorporated into the site plan and landscape plan in support of this designation are the orientation of the building to the intersection “to create an attractive street edge”, with parking at the rear and to the side, wrought iron and masonry fencing consistent with the harbor and downtown areas and outdoor lighting along building facades, the report details.

A drawing of a proposed development for a vacant property at 889 10th St. E. On Monday, March 14, 2022, the Owen Sound City Council approved a site plan for the property which includes three commercial units, including a restaurant with drive-thru.
A drawing of a proposed development for a vacant property at 889 10th St. E. On Monday, March 14, 2022, the Owen Sound City Council approved a site plan for the property which includes three commercial units, including a restaurant with drive-thru. Photo provided

Landscaping is proposed and includes a mix of deciduous trees, coniferous and deciduous shrubs and perennials. It is also proposed to retain three existing trees along the west lot line.

Due to adjacent residential properties, an acoustic fence must be constructed along the west lot line, while the drive-thru is to be closed between 11 p.m. and 7 a.m. Retaining walls should be constructed along the south and west rear area of ​​the property.

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On Thursday, some councilors raised concerns about the proposed development, including the high-traffic location, the frequency of collisions at the intersection and vehicle idling in the drive-thru.

Com. Scott Greig said he had significant concerns about the type of development.

“I thought it would be a great place for something like four or five story multi-residential housing, as we all know, which this community desperately needs,” said Greig, who also raised concerns about shortages. of labor and “another drive-thru only reduces the viability of existing alternative businesses.

Com. Carol Merton raised concerns about ‘information gaps’ regarding collisions at the intersection and an emissions assessment ‘particularly with a drive-thru’.

Community Services Director Pam Coulter said at Monday’s council meeting that a transportation impact study had been submitted, reviewed by city technical staff, and the findings were deemed acceptable. A noise study was also carried out. In 2010, the city’s comprehensive zoning ordinance was updated to prohibit new drive-thrus in the then downtown area, but drive-thru is permitted in other commercial areas both in the city’s official plan and zoning regulations, Coulter explained.

Many other councilors have spoken out in favor of the development, including Coun. Richard Thomas, who said it’s good to see a development coming up for a brownfield property in a high visibility location.

“Lately around this table, the idea has crept more and more into discussions that we should be telling developers what to develop in Owen Sound,” Thomas said. “I don’t see that as the board’s role.”

Deputy Mayor Brian O’Leary expressed support for the proposal, which meets all development standards and is consistent with the official plan and zoning by-law.

O’Leary said that in the past developers had been unwilling to work in the city because of the “board getting in the way”.

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Chronicle: Meeting on the development of the site of the former prison well attended | News, Sports, Jobs

By Site development

ESCANABA – On March 8, the Escanaba City Council hosted a special meeting for the public to get a first-hand look at proposals from four development teams seeking to use the former Delta County Jail and the former chamber commerce property as a blank canvas to paint their vision of Escanaba’s latest lakeside addition. In my humble opinion, all the proposals have very positive economic impacts on the future of the region. Everyone will have a favorite proposal that they would like to see move forward and become a reality. Delta County and the City of Escanaba could benefit from any of these projects and I would love to see more than one come to fruition. Who wouldn’t love more commercial expansion, more hospitality venues to support tourism and luxury living spaces. They are all in high demand. As impressed as I was with the developer presentations, I was very excited to see the great audience participation to better understand the projects. The live audience was so large that a satellite section had to be set up in the lobby for people to sit and watch the meeting on television. There was also a large audience of viewers online. Whatever proposal our elected municipal officials choose, I hope we all understand that it may not be perfect, but it will be very good. This could be a starting point for further development in housing, tourism, small business expansion and job creation that our citizens outlined in the 2016 Escanaba City Master Plan. We may have different opinions on how to start this journey, but I think we all know we have to move on. Our mayor made an important announcement at the meeting that many of us might have overlooked towards the end of the session. Mr. Ammel reviewed the many openings on the Escanaba Town Board at this time. Many of our municipalities and service groups need energetic new people to join their group. Adding new people will bring new ideas and perspectives that will help all of our teams be more successful.

The past two years have been very difficult to get involved with new groups as we have been asked to socially distance and attend meetings remotely. We see life returning to a kind of new normal as we started 2022. It’s time to get involved and make a difference, even if it’s very small, it will benefit the larger group.

There are many opportunities to help, if not now, when? Everyone is busy, but make your involvement this year a priority for you. We will all be better thanks to your involvement!

I had the opportunity to participate in a meeting with a service club last week as they recruit new members and highlight all they can do to make a positive difference in our community. I have known the organization for a long time, having played in Little League and Babe Ruth League Baseball for the Kiwanis club. I always appreciated their sponsorship as a young man and grew to appreciate all the efforts that organizations like Kiwanis made to make a difference. The Kiwanis Club will celebrate its 100th anniversary at Hereford & Hops on March 16 from 5-7 p.m. Come tell them how much you appreciate what the organization has done over the years.

— — —

Ed Legault is Executive Director of the Delta County Economic Development Alliance.



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Application, site plan submitted for solar project

By Site plan

A photo simulation provided by Orion Renewables illustrates what the solar farm project could look like to passers-by on the north side of Bowers Road in Goodland Township.

GODLAND TWP. – A California-based renewable energy company that plans to build a $100 million solar farm in Goodland Township has submitted a special application for a land use permit, along with a site plan to officials of the township for the proposed development.

Goodland Township Supervisor Ron Cischke said a representative from Orion Renewable Energy Group delivered the documents to City Hall on Feb. 18. “There are no public hearings scheduled on their application and site plan yet. There’s a lot to do before we get to that,” Cischke said.

Copies of Orion Renewables’ application and site plan, Cischke said, will be forwarded to the Goodland Township Planning Commission, the township’s legal counsel and the Building Code Authority and to other related agencies for review and comment prior to scheduling public hearings.

“We have talked about it, and it is possible that there will be two public hearings. One for the special land use permit application and one for the site plan, but that will be up to the Planning Commission to determine,” Cischke said. “That probably won’t happen until their April meeting at the earliest.”

The proposed site plan illustrates in blue where solar panels would be installed on 13 parcels in southeastern Goodland Township.

The proposed site plan illustrates in blue where solar panels would be installed on 13 parcels in southeastern Goodland Township.

Amanda Hoffman, project development manager for Orion Renewables, was not told of any scheduled meetings regarding the company’s filings with Goodland Township.

Orion Renewables plans to build a 100 megawatt solar farm which will be bounded by Bowers Road to the south, Shaw Road to the north, and Cade and Sisson roads to the east and west in the southeast corner of the township. Hoffman said Orion’s proposed project will be located on property owned by 13 local landowners that covers 1,713 acres – although only 689 acres are expected to have solar installations.

The proposed project has been pitted neighbor against neighbor by opponents and individuals who would have signed leases with Orion Renewables to use their land for up to 25 years, in return for payments from the company.

A photo simulation of what the solar farm project on Shaw Road might look like.

A photo simulation of what the solar farm project on Shaw Road might look like.

Orion Renewables said that in the first year of operation, if Goodland Township officials allow it, the township could realize more than $750,000 in property taxes from the development.

In a recent statement to the Departmental press, Hoffman said property owners who sign with the company will receive millions of dollars in lease payments and more than $8 million in property taxes for Goodland Township over a 25-year period.

Goodland Township’s zoning ordinance permits solar energy projects in the community, provided the applicant company receives a special land use permit to build the project on land currently used for residential and agricultural purposes .

Site plan review process by the Planning Commission, subject to public review and comment, details of where the proposed development would be built, including the location of inverters and substations on the leased plots.

The site plan, including photo simulations of what the proposed development might look like for passers-by on local roads, can be found at www.goodlandsolarproject.com.

City Council meets the second Tuesday of the month at 7:00 p.m. The next meeting will be March 8 at City Hall, 2374 N. Van Dyke Rd.

The Goodland Township Planning Commission will meet March 17 at 7 p.m.

Donut Development LLC receives approval for rezoning and site plan

By Site plan

RINCON — Rejoice, pumpkin spice lovers!

During Monday’s regular Rincon City Council meeting, Donut Development LLC owner Jay Andrews said a Dunkin’ store is set to open on 12th Street this fall.

Andrews appeared before council to seek approval of a site plan for commercial space with three units, including Dunkin’. Jersey Mike’s Subs and T-Mobile are ready for others.

The inclusion of T-Mobile necessitated a rezoning (office commercial to general commercial). After agreeing to a rezoning, which came before the site plan was given the go-ahead, council peppered Andrews with a few questions.

Councilor Reese Browher asked, “Mr. Andrews, what is the timeline for this project? »

Browher, joking lightly, said he gets more questions about Dunkin’ and Jersey Mike’s Subs than about any other topic.

“There’s a lot of anticipation for it to be open,” he said.

Andrews responded confidently.

“We’re looking at around seven months,” he said.

Councilman Patrick Kirkland asked Andrews about the traffic of customers who use Dunkin’s drive-thru.

“They’ll come into 12th Street, then they’ll turn left from 12th Street at the back of the development, and they’ll come into the drive-thru – what we call stacking – and people will come into line . . said Andrews.

Kirkland expressed additional concern after Andrews’ response.

“…there is an average stacking required and this site actually has (space for) two more cars than the average for Dunkin’ in terms of stacking,” Andrews continued. “We feel like we’ve accommodated that too much.”

Andrews added an interesting tidbit.

“Seventy-three percent of Dunkin’s patronage is done before 10:30 a.m.,” he said.

After council approved the site plan, Mayor Ken Lee joked with Andrews.

“It’s a great tactic to be called Donut Development,” he said. “We cannot refuse a donut development. I don’t know how that would work.

Earlier in the meeting, the board approved a site plan for a 5,098 square foot extension to Wal-Mart for online pickup.

South Haven housing estate stalls with tied vote on site plan | Local News

By Site plan

For the second time in two weeks, a proposal to allow an affordable housing development in South Haven ended in a tie vote, jeopardizing the project’s ability to move past the drawing board stage.

Chicago-based Habitat Co. has spent the past year finalizing plans to build a 144-unit apartment and townhouse development on 5.74 acres of property once occupied by the former factory. ‘Overton.

The South Haven Planning Commission blocked a 4-4 vote on February 16 to recommend Planned Unit Development (PUD) approval for the project. The tie vote put the matter before the city council to decide.

However, last Monday city council members were split 3-3 (with one member absent) on setting up a public hearing on March 7 for the project, meaning the proposal will not go ahead at this stage.

Council members who voted against the proposal expressed concern about the number of proposed housing units, the proximity of the proposed buildings to sidewalks and the company’s request to forego paying for an impact study environment for the site.






The rendering shows what the first phase of the SoHAVEN apartment complex could look like. Phase one apartments would face Elkenburg Street and Indiana Avenue in South Haven.



“We have planners split on approving this, City Council split, it’s too important for us to come to a conclusion at this point,” Mayor Scott Smith said.

Smith, however, said the city isn’t ready to drop Habitat’s proposal.

“The staff will come back to them and let them know of our concerns,” he said. “We still have some concerns, but not enough information. We hope this will be done at a later date. »

Several other board members have also expressed interest in continuing to work with Habitat Co.

“I hope we can find a way to move forward with Overton’s development,” said Board Member Wendi Onuki. “The community needs affordable housing. I look forward to finding solutions.

Council member George Sleeper expressed similar thoughts.

“Hopefully we can get through this,” he said. “There are a lot of good things with this development.”

A study and a waiver

Sleeper, who voted against the proposal, said his biggest concern was the developer’s waiver request for performing an EIS.

Environmental Impact Studies analyze the impact a proposed development would have on a municipality’s utility systems, fire, police, school services, solid waste disposal, soil, air , groundwater, floodplains, wetlands, noise levels and additional traffic.

Habitat officials said the city, which owns the Overton property, already has much of this information, and conducting a study on its own would cost up to $20,000 and take about two months.

They had hoped city council approval of the project would allow them to apply for tax credits from the Michigan Housing Development Authority by April 1 to help fund the first phase of the project.

In reviewing Habitat’s request for the EIA exemption, city staff agreed that the information was already available.

“The city council acquired this property through a tax foreclosure in 2015, obtained environmental due diligence reports, prepared and implemented an environmental protection plan, demolished an abandoned factory on the site and examined the impacts of a large development on the site. since the 2018 master planning process and developer’s RFP,” Deputy City Manager Griffin Graham wrote in a memo to the planning commission earlier this month.

However, Sleeper and several other dissenting board members believe Habitat should still undertake the study itself since the company is offering to develop the site.

“I don’t see any benefit to forgoing EIS,” Sleeper said. “It’s important to make sure the proposal fits in (for the surrounding neighborhood).”

Seminole Council approves site plan for final portion of Seminole Isle | Local News

By Site plan

SEMINOLE – The final piece in the 334-unit Seminole Isle condo and townhome development is expected to begin to take shape soon.

At its Feb. 15 meeting, City Council voted to accept the site plan for Townhomes at Seminole Isle, a 66-townhouse development to be built by Toll Brothers at 10000 Park Blvd. NOT

Construction of the 10 building development will complete the condominium and townhouse community. Seminole Isle is directly across from Lake Seminole Park on the south side of Park Boulevard.

Seminole Isle currently comprises 180 condominium units in six mid-rise buildings and 88 townhouses in 18 buildings. The existing condos and townhouses were built by Beazer Homes, which never reached an agreement to buy the land on the last lot under development.

The Seminole Isle building plan was originally intended to feature a higher overall density. But the latest construction replaces what was originally envisioned as a new cluster of six-story condominiums with three-story townhouse structures.

Toll estimates that prices for new townhouses will start at “$500,000.” No estimate was immediately available as to when the inauguration might take place.

Seminole Isle sits on 100 acres of land that was annexed by the city in 2000. The land was formerly occupied by Holiday Campground.

Blossom Lake Park

In other matters, it looks like Blossom Lake Park will soon get its long-promised upgrades to the trails and parking lot.

Council members voted unanimously to spend $568,513 on a 0.7 mile extension of the park’s current 0.3 mile trail and an expanded Blossom Lake parking lot. The trail will feature a few new exercise stations along its route.

The council previously approved the purchase of new playground equipment – ​​now installed – as well as two event pavilions, which could be in place by April. Safety Harbor subcontractor Harbor Contracting will handle the trail and parking improvements.

The work is part of an ongoing effort to beautify and add amenities to the so-called pocket park, a 200-acre parcel surrounded on all sides by residential properties. The project was launched in 2018, with neighborhood participation included in the planning process.

City Manager Ann Toney-Deal said there were no immediate plans to renovate the park’s restrooms.

The extension of the path is concreted. Public Works Manager Rodney Due said it is currently a cheaper paving material than asphalt, due to the high cost of the latter product’s petroleum content.

New engine

In another major story, council members voted unanimously to spend $577,673 to buy a fire truck. The 2022 Rosenbauer Commander, which is purchased from Minnesota-based Rosenbauer America, will replace a 2012 Pierce engine.

The board also voted unanimously to award a $6,000 contract to the Seminole-based Tampa Bay Pyro Squad for the Pow Wow festival fireworks. The festival is scheduled for March 11-13, and the fireworks are scheduled for 9 p.m. on March 12.

And in another unanimous vote, the council passed an order regarding the voluntary annexation of a residential property at 10122 109th St. N. The property was listed as an unincorporated Pinellas County tract.

The board will then meet on March 8, resuming its usual schedule of monthly meetings on the second and fourth Tuesdays. He had changed his schedule in February, to allow council members to travel to the state capital for legislative hearings on key bills progressing through Senate and House committees.

P&Z sends approved Park Place site plan to Council | Local News

By Site plan

The Planning and Zoning Commission voted unanimously to approve a site plan for the proposed Phases II and III of the downtown development known as Park Place.

The 6-0 vote came after a lengthy discussion of the plan with several caveats added to the recommendation.

In his presentation to the commission, Director of Development Services John Wesley identified some of the specific issues that he believes can be resolved during the construction plan review process. These include relocation of an SRP electrical box, size and location of solid waste enclosure, access around a water feature/pool (this will need to meet building code requirements ) and all required site plan pages will need to be resubmitted for plan approval.

Wesley said the plan appears to meet the technical requirements of applicable regulations. However, he said there are concerns about meeting the intent of the City’s ordinances and plans for the streetscape of Avenue des Fontaines.

During the discussion, the members of the commission added stipulations related to the creation of continuity with phase I of the project along the avenue of the fountains. Developer Bart Shea said he intended to maintain this continuity by repainting all buildings to look the same.

Commissioners also requested that a “green space” or art walk at the south end of Phase III allow for a large open space extension of the Centennial Circle into the Community Center, Library/Museum Campus. It was suggested that a shared parking arrangement with existing features be explored to allow for expansion of open space.

The overall development of Park Place was approved in 2016 by the city council with a development plan that includes three construction phases. The plan consisted of five buildings with up to 420 units and 43,000 square feet of retail space on the ground floor.

The first phase of the plan was completed in late 2017 and includes two four-story buildings with 230 residential units (apartments) and 35,000 square feet of retail space on the ground floor.

The proposed total number of residential units has been reduced to approximately 380 and 41,000 square feet of retail space.

The envisioned Phase II would run east along Avenue des Fontaines from the eastern end of Phase I to the Saguaro Boulevard intersection. Building E would be to the west with Building F around the corner and south on Saguaro. There should be around 72 residential units included in the second phase. There would be underground parking accessible from the west end. An entrance on Fountain Avenue would separate Buildings E and F with an amenity area passing over the driveway connecting the buildings. Current plans show that the amenity area will include a lounge area with a covered balcony overlooking Avenue des Fontaines, a fitness area and a yoga room.

At this stage, it is unclear how the additional 6,000 square feet of commercial space required by the development agreement will be accommodated.

Phase III is a single residential unit building located off Verde River Drive behind the existing West Phase I building. It is also behind the Community Center.

The building is three stories high and originally planned for 102 units. However, the new plan incorporates two-story apartments for the second and third floors of this building.

The original development agreement calls for Phase III to include 130 additional public parking spaces for the city. This would be at the south end of the site with easy access to the community center campus. The Planning and Zoning Commission has expressed a willingness to relinquish a portion of this parking lot to allow for the expansion of a linear park between Centennial Circle and the intersection of Verde River Drive and Paul Nordin Drive. The council, however, had previously refused to consider a development amendment that would have allowed changes to this public parking requirement.

The site plan will be on the agenda of the municipal council at its regular meeting on Tuesday, March 1.

Milton processing plant project continues as commissioners approve site analysis

By Site analysis

Commissioners have approved a site survey for a 100-acre area near the Blackwater River to build RIBS for the next sewage treatment plant.

The item, which went through the no objection consent agenda, would allow Santa Rosa to deed the land to the City of Milton with the survey necessary for the viability of the RIBS.

It is a follow-up step after commissioners previously approved a geotechnical analysis of county lands between Blackwater River and the Santa Rosa Correctional Facility, paving the way for a much-needed new sewage treatment plant to Milton.

“Without a factory coming online soon, saying yes to other businesses will be more difficult,” Milton City Manager Randy Jorgenson said during a May 2021 commission meeting. “In fact, this will be impossible.”

The June 2021 commissioners’ decision to fund a geotechnical analysis of the sewage treatment plant continues to be pushed back, with citizens asking for the plant to be located elsewhere.

“There’s a massive failure opportunity there,” Milton resident Jerry Couey said at the Feb. 7 meeting, “and it’s a straight shot down the river.”

According to Jorgenson, Milton City Council is the only body authorized to decide the location of the plant, which he says was decided more than a decade ago..

“The location of the sewage treatment plant on city land is a decision that must be made by city council,” he said. “This decision was first made 14 years ago in 2008.”

The current plan for the processing facility is to await completion of the RIBS site analysis to determine the next steps in the process.

Solon Council Approves Revised Site Plan for Aged Housing Complex Addition

By Site plan

SOLON, Ohio — City Council has approved a revised site plan for an addition to the Vitalia active adult community in Solon.

Vitalia, located at 6050 Kruse Drive, offers independent living, assisted living, and memory care units. It was developed by Solon-based Omni Senior Living.

The 11,934 square foot expansion, located adjacent to Omni Senior Living’s existing headquarters at 33095 Bainbridge Road, will house 30 additional residential units.

On Monday (February 7), council approved the site plan, 6-1, along with nine deviations that were recommended for approval by the city’s Planning Commission.

The commission had recommended approval of the project subject to both the applicant’s agreement with the site plan submitted by the city’s planning department showing the location of a potential 10-foot-wide pathway and compliance with the guidelines of the city’s engineering department.

Ward 5 Vice Mayor and Councilwoman Nancy Meany cast the dissenting vote on the site plan and also voted “no” on a front yard setback.

Meany noted that the project was originally presented to council in October 2020. She also voted “no” to this site plan when council approved it 6-1.

“My problem with that – and it’s the same ongoing problem – is that I think it’s an overdevelopment of the site,” she said. “I think trying to squeeze another building over there is just too much.”

Meany said this proposed addition is a different plan than the one submitted by Omni and approved by the board in October 2020.

“The original building was going to be sort of parallel to where Omni’s headquarters is,” she said. “Now it’s more horizontal, and that even worries me a bit more.”

Meany said she was “super supportive” of the original construction of the senior housing complex, which opened in September 2020.

“I think it’s filled so much of a need in the city, providing an absolutely beautiful place for older people to go and reside,” she said. “I am delighted that it has really succeeded.

“But I just feel like it’s too much on this site.”

Solon Vice Mayor and Ward 5 Councilman Nancy Meany voices her objections to a revised site plan for an addition to Vitalia Active Adult Community in Solon at the city council meeting Monday, February 7. (Ed Wittenberg, special for cleveland.com)

Gary Biales, vice president of development for Omni Senior Living, submitted an application to the city in December for the revised addition, including site and parking changes.

Ward 3 Councilman Jeremy Zelwin asked Biales what had changed from the original site plan.

“I changed the location of the building,” Biales said.

Biales then explained by showing an architectural rendering of the previously approved plan, compared to that of the revised plan.

“The (original) addition was the same 30 units – same height, same architecture,” he said. “But there was a catwalk on the second floor.

“The reason it was on the second floor is because firefighters need year-round access. That made it really difficult. Part of it was outdoors, and we didn’t didn’t like it so we came back and changed it.

The revised plan — with the same square footage as the previous one — includes a hallway in the middle that connects to the existing building, Biales said.

“So there’s no walking outside,” he said. “That’s the difference.”

Zelwin asked, “How about the number of parking spaces compared to the original plan?”

“Even though it was reconfigured, we actually added spaces from our original plan,” Biales said.

Zelwin then asked Biales why Omni didn’t start earlier, after the board approved the original plan 16 months ago.

“I don’t want to endorse this and wait another year,” Zelwin said. “We don’t want to keep endorsing these deviations and moving forward with this and then you don’t fulfill your promise.”

Biales said part of the reason for the delay was the coronavirus pandemic.

“It was not the right time to innovate, get loans and everything else,” he said. “And while we were in that period, we kept analyzing that and saying, ‘It’s just too far for people to have to walk in open space.

“It just didn’t make sense in a lot of cases. This building now shows that it is only an extension of our existing building.

As for Omni’s timeline, Biales said his goal is to begin work on the site in May and then begin construction in August.

“So we’re looking at opening in April next year,” he said.

Omni has developed seven other Vitalia senior living communities in the Cleveland/Akron area, according to its website, omniseniorliving.com.

Modified salary grids

Separately, the board amended an order approved in December that established wage grids and wage increases of up to 2% this year for full-time and part-time employees not covered by a collective agreement.

The amended order offers these employees a wage increase of up to 2.25% – the same level the board approved for employees covered by the collective agreement. The increase is retroactive to January 1.

“It’s about getting our non-union employees to get the same wage increases as our CBA employees,” Meany said.

Zelwin noted that the impact of this 0.25% increase on the city’s general fund budget will be $50,000 this year.

“We think we can absorb that or use part of the budget contingency fund to pay for salary increases to match collective agreements,” he said.

The board also approved a collective bargaining agreement with the Ohio Patrolmen’s Benevolent Association for city corrections officers.

The three-year contract runs until December 31, 2024. The union agreed to a ‘fair adjustment’ in pay this year and pay increases of 2.25% next year and 2.5 % in 2024.

It’s similar to the three-year contracts the board approved Jan. 18 with the police department’s sergeants, lieutenants and patrolmen.

Learn more about the Sorrow Solon Sun.

Island Water Park wins final site plan approval from City Council, expects Memorial Day opening

By Site plan

Island Water Park got final approval for its amended site plan at Tuesday’s city council meeting.

The developer of the sports and recreation facility on Middle Country Road in Calverton won site plan approval in March 2013, but Island Water Park owner Eric Scott came to town in 2020 with revised plans for the site.

The new approval allows for a change in use of an already constructed warehouse building as an indoor recreational facility. Use of the 20-acre man-made lakes on site, originally intended for traditional water skiing, is now limited to a tow rope system and the use of non-motorized water sports including canoes, kayaks, rental sailboats and electric personal watercraft.

The park will also include an inflatable water park on the lake which is “the largest in the world”, Island Water Park’s Ken Meyers told the IDA board during a hearing in November. It will be a major tourist attraction, Meyers said.

Scott today confirmed the water park plan, which he said cost Island Water Park $2 million. He said the site plan condition prohibiting “additional structures or devices…constructed or placed in the lake” does not prohibit the water park because it is “temporary” and not a “structure”.

Riverhead planner Greg Bergman confirmed that determination. The limitation in site plan approval is intended to restrict lake use to “non-motorized sports,” Bergman said in a telephone interview today.

Island Water Park’s indoor recreation facility will include a surf pool, rock climbing walls, volleyball courts, obstacle course and other indoor entertainment, as well as a fitness center , a spa, pro shop and restaurants, according to documents filed with the city. 360 parking spaces will be provided on the site.

Scott said in a phone interview today that his intention was to have the park open by Memorial Day. “We were hoping for March or April, but things have moved a little slower than expected,” he said, referring to “bumps in the road along the way.”

The city slapped Island Water Park with a stop work order in November, alleging the developer was carrying out construction work on the site without site plan approval or building permits. Jefferson Murphree, building and planning administrator. Murphree said the developer carried out grading and drainage work and interior construction by pouring concrete for an indoor wave pool without a permit.

Everything has been rectified, Scott said today. “A Memorial Day opening is realistic.”

Scott also said property tax arrears of more than $182,000 would be paid. He said he had hoped the Riverhead Industrial Development Agency, which provided a 10-year property tax abatement for the project, would make the abatement retroactive, but IDA refused to do so.

The park is expected to attract 900,000 visitors a year, according to an economic impact analysis prepared for the applicant and filed with IDA.

“Everyone is going to love us,” Scott said today. “It will be a fun place to visit,” he said. “There is nothing like it and there is very little for children to do.”

Riverhead Supervisor Yvette Aguiar, who billed the facility as a “mini Disneyland” that will bring jobs and tourist dollars to the town of Riverhead, said in an interview today that she wished “good luck at Island Water Park.

“This project had been in the making for 22 years,” Aguiar said. “It took several different directions. I don’t own what happened there before. When I took over I was open-minded, looked into it and worked to try to resolve any issues they had in the past,” she said.

“Hopefully they keep the promises they made to the community, like making sure no sand is removed, everything is built to the site plan, and residents of Riverhead will get a discount. “, said Aguiar. .

Scott expressed his gratitude to City Council for the approvals. “I’m super happy with the new board,” he said today. “They don’t throw obstacles in front of us every step of the way.”

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City Council Grants Preliminary Site Plan Approval for 5-Story Building on Osborn Avenue

By Site plan

Riverhead City Council on Tuesday granted preliminary site plan approval to the five-story mixed-use development building at 205 Osborn Avenue at the corner of Court Street, bringing the project closer to the revitalization of the distressed area with “transit- oriented development.

Council members voted unanimously to complete preliminary review of the proposed $19.6 million development, which would include 37 market-priced rental apartments – 24 one-bedroom units, 10 two-bedroom units bedrooms and three studios with ground-floor offices in the 41,867-square-foot, 50-foot-tall building. Construction also requires surface parking on the approximately half-acre site. Board members made no comment during the vote.

The development was the first proposed since the city adopted the Railroad Avenue Urban Renewal Area overlay district and transit-oriented development plan more than a year ago. The city council moved the project forward in September by assuming the project’s lead agency under the state’s Environmental Quality Review Act and determining that the project will have no environmental impacts. significant negative environmental effects.

The development is the second in Riverhead Town from Huntington-based G2D Group, which is also currently constructing a mark-to-market apartment building on West Main Street.

Over the past few months, the Osborn Avenue project has been reviewed by various boards and committees. The Zoning Appeal Board granted six of the nine zoning variances requested by the proponent for the project. The city demanded that the “volume” of the building be reduced by moving back the fifth floor of the building. An amended site plan is also intended to alleviate potential traffic congestion on Court Street.

The city held a public hearing on the site plan on Dec. 7, with some residents and organizations, including the Riverhead Free Library, raising concerns about the building’s impact on surrounding properties as well as the quality and the water supply. Others, including prominent downtown business leaders, have expressed support for the project.

According to the resolution granting preliminary site plan approval, the building will need to meet certain requirements before the Riverhead Water District will provide domestic water and fire protection to the site, including the installation of a new 4 inch domestic water service extended from existing. water main on Court Street; a new 6-inch water fire sprinkler service; a developer-funded upgrade to the existing iron water main along Osborn Avenue; and the replacement of two existing fire hydrants near the property.

The developers are also seeking financial assistance from the Industrial Development Agency, including an increased property tax abatement over 10 years, as well as a mortgage tax and sales/use tax exemption. The promoters said the project “would not be financially feasible” without IDA assistance.

City council did not discuss public comments or any elements of the project after the hearing in a public business session ahead of Tuesday’s meeting.

GD2 CEO Greg DeRosa said estimated apartment rents in the building would be around $2,000 for a two-bedroom apartment, around $2,000 for a one-bedroom apartment, and around $1,600 for a a studio.

Note to editors: A paragraph detailing information on the development that must meet certain requirements to be served by the Riverhead Water District has been added after the original publication.

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Now more than ever, the survival of quality local journalism depends on your support. Our community is facing unprecedented economic disruption and the future of many small businesses is at risk, including ours. It takes time and resources to provide this service. We are a small family business and we will do everything in our power to keep it going. But now more than ever, we will depend on your support to continue. Support RiverheadLOCAL today. You rely on us to stay informed and we rely on you to make our work possible.

Southlake City Council approves site plan for new industrial warehouses

By Site plan

The 23.6 acre site will contain three warehouses. (Courtesy of the Town of Southlake)

Southlake City Council has unanimously approved a site plan for a warehouse and office building project to be called Mustang Business Court.

The development would be built near Mustang Court and Ira E. Woods Avenue on 26.3 acres zoned industrial. Plans call for three warehouses totaling nearly 331,000 square feet of space, according to city documents.

The applicant, Jason Bengert of Brookfield Properties, presented the project at the February 1 council meeting.

Some residents expressed concern about potential road safety issues during public comments.

City Attorney Allen Taylor said the city’s consulting engineer has reviewed the area’s traffic system and believes it is within an acceptable range for this type of facility.

Ken Baker, director of planning and development services, also said city staff are reviewing the traffic study and are in communication with the City of Grapevine, which controls traffic lights in the area, to create safer traffic conditions.

The applicant also received a waiver of the city’s tree preservation ordinance, which requires that a minimum of 60% of the trees on the site be preserved. The approved deviation allowed the applicant to reduce it to 27.6% partly due to the poor condition of the trees, according to discussions. As part of the development, more than 900 new trees will be planted on the property, according to documents.

Memoirs of London City Hall: Rezoning of woodlands, plan for affordable housing

By Site plan

Content of the article

The rezoning of a wetland in a wooded area is approved

A woodland that includes a provincially significant wetland on the western outskirts of London will soon be donated to the Thames Talbot Land Trust. Eric and Karen Auzins told politicians they left a 15-hectare area of ​​their property at 3207 Woodhull Rd. alone for nature to take its course and want to allow ‘mother nature (to) continue her work in perpetuity’ . A rezoning for 3207 Woodhull Rd. was unanimously approved by the council’s planning committee. Ward 9 County. Anna Hopkins, who chairs the planning committee, called it “g tremendous opportunity they offer our city.

Content of the article

Neighbors raise the usual concerns over the affordable housing plan

A public meeting to iron out site plans for a city-led affordable housing development at 345 Sylvan St. was held as part of the planning committee on Monday evening. Through letters and a presentation, neighbors expressed concerns about lighting, noise, fencing and landscaping to provide privacy, as well as protection of existing trees. Any issues will be escalated to City staff prior to the start of construction of the three-storey, 42-unit building. It will include 40 one-bedroom units and two two-bedroom units.

The secondary plan application fails to convince the committee

A community group appealing a council decision to allow a controversial development at 101 Meadowlily Rd. S. is now asking City Hall to prepare a secondary plan for the sensitive area. A secondary plan is a guide to describe and limit development in a particular area. London is in the process of creating secondary plans for all of its “transit villages”, such as the area around Masonville Place and at the southern end around Wellington Road. The planning committee was split on whether to accept the proposal, with a motion asking the staff to begin preparing special policies for the area lost in a tie vote.

Content of the article

The limit value of contracts awarded to staff could double

The council’s general services committee approved a recommendation to increase the value of road projects where city staff can award underbudget contracts without going to council for final approval. Staff suggests increasing this limit from $3 million to $6 million to account for inflation and construction pressures such as supply chain issues. The last increase under this policy was approved in 2013. All projects are still approved by City Council as part of the budget process, but through “delegated authority” City staff have the ability to award underbudget contracts to the lowest bidder without waiting several minutes. weeks for the reports to reach the committee and the board. Last year, 20 contracts were approved this way, another 10 could have been expedited with the $6 million cap.

Developer seeks to modify site plan of former Alvord Elementary | Local News

By Site plan

Developers of the dormant Alvord Primary School site have increased their plans to build accommodation there, much to the dismay of some members of the neighborhood.

The developers are requesting changes to the site’s master plan which, if approved by the city’s Planning Commission, will divide the two lots bordering Paseo de Peralta and Alarid Street into a 10-lot subdivision. The developers are also looking to raise building height limits up to four stories on part of the site.






Some neighborhood residents have raised concerns about the project, arguing that the new plans don’t fit the long-standing neighborhood.

“It doesn’t actually make sense,” longtime neighborhood resident Rey Montez said Tuesday. “I’m just disappointed that David [Barker] took this approach.

But Barker, of Barker Realty, the property’s owner, said the project is still ongoing and is keeping lines of communication open with affected residents to make the proposal work.

He noted that concerns about building heights, traffic and parking raised at an initial ward notification meeting last week are being considered.

“Our conversation and discussions are ongoing,” he said. “We went back to the drawing board and tried to come up with different ideas in response to concerns and issues that we heard.

“I have nothing to hide,” he added. “I want to work with the neighborhood. I hope to come up with a plan that better addresses their concerns, but I can’t do everything.

Barker purchased the 2.85-acre property in 2017 from Santa Fe Public Schools for $2.55 million after Alvord Elementary School closed in 2010 due to low enrollment.

Barker said he never had a specific proposal for the site, but had previously expressed interest in converting the campus into a live workspace for artists with a commercial component.

However, in April 2021, Barker said the team was going back to the drawing board to work on new designs.

“I started to lose faith in the project,” he said. “It wasn’t comfortable and I didn’t feel like it was the right thing to do.”

Now developers are evaluating a plan to sell the homes built on the 10 lots. The subdivision would be on the western portion of the property and the homes would be a mix of one- and two-story homes, according to plans in the First Neighborhood Notification Application.

Depending on demand, the project will be less dense than what could have been developed on site, which will hopefully alleviate any traffic or congestion issues.

Barker said that to make up for lost density in the new proposal, he is asking for a height limit change to allow buildings up to 48 feet tall on the site’s play area. The site is currently zoned for buildings up to 36 feet, with the majority being zoned at 28 feet.

The playing field is on the east side of the site, adjoining the rail yard buildings, and is zoned for buildings up to three stories, or 36 feet. Railyard Flats, adjacent to the Alvord Elementary site, has three floors.

Still, Montez said he thinks the proposal “goes beyond what’s reasonable.”

Barker said based on the concerns expressed at the notification meeting, he is also evaluating the height limit request.

“I have to rethink that,” he said. “I rethink that.”

The city’s planning commission is expected to hear the point in April before it goes to city council.

Paul Reed, who lives in a unit directly opposite Alvord, said while he hasn’t been following the development very closely, anything that adds extra car traffic to the street is a concern.

“I’m not sure this street can handle that,” he said.

In their first neighborhood notification questionnaire, the developers noted that the site addresses the lack of new residential construction in the city center.

The development will also help “stem the tide of negative impact from homeless people and vagrants that has weighed on the Railyard” and surrounding neighborhoods, according to the app.

Victor R. Hernandez, also a nearby resident, said he was in favor of the development or anything that would provide the town with additional housing.

“My daughter was looking for a place, and it was difficult,” he said. “So if it helps, yes, I’m for it.”

Neighborhood resident Ann Allen was strolling near the school on Tuesday and said any momentum is better than none for the inactive site.

“I’m glad to know that they will do something with the property rather than leaving it empty,” she said.

Layout plan for proposed warehouses in Berryville pending | Winchester star

By Site plan

BERRYVILLE — A developer’s project to build three 60,000 square foot commercial warehouses along Jack Enders Boulevard is on hold.

On Wednesday evening, the Berryville Area Development Authority (BADA) postponed review of a site plan for the second time. LGV Group LLC requested the deferral as it strives to meet Virginia Department of Environmental Quality (DEQ) expectations.

As specified by an agreement between the localities, BADA advises the Clarke County Board of Supervisors and the Berryville City Council on land use issues involving an area targeted for possible annexation to the city.

The warehouses would be built on 12½ acres adjacent to Clarke County Business Park. The property is already zoned for business park uses.

Following a public hearing in early December, the authority initially postponed consideration of the site plan application because full details of how the warehouses would affect their surroundings were not yet available.

During the hearing, some residents of the nearby Berryville Glen subdivision expressed concerns that large trucks serving the warehouses could cause traffic and safety issues.

BADA continued the hearing until February 23, when it now aims to review the site plan.

“Hopefully everything will be ready by then,” said Berryville Community Development Manager Christy Dunkle, a BADA staff member.

Sterling-based LGV operates a business on nearby Station Road where metal windows and doors are made. The company aims to use one of the warehouses for assembly and storage and rent the other two.

LGV received initial feedback from DEQ on the warehouse layout earlier this month. The department requested more geotechnical testing, and it was done, property manager Lara Dunlap said in a recent letter to the authority.

Geotechnics refers to a component of civil engineering concerned with the materials of the earth, such as rocks and soil.

A DEQ representative “assured that they would have a formal review of the revised site plan (incorporating all geotechnical recommendations) completed by early February,” Dunlap wrote.

LGV is looking for tenants for the two warehouses it will not be using. Dunkle said she doesn’t know the status of that effort.

Kitty Hawk Planning Board Reviews Setbacks, Lot Coverage, and Retail Sitemap – The Coastland Times

By Site plan

At its last meeting in 2021 on December 16, the Kitty Hawk Planning Council reconsidered a proposed zoning change, reduced the setback distance for some commercial lots, changed the definition of lot coverage, and considered a retail business development site map.

Due to the absence of members, an earlier recommendation vote on a proposal to allow multi-family dwellings with a maximum density of 14 housing units per acre as a special use in planned commercial developments (PCD) s ‘is a tie at 2-2. City council sent him back for another review and recommendation ahead of a public hearing scheduled for January 10.

According to Planning and Inspections Director Rob Testerman, PCDs are intended to provide developers with design flexibility and greater land use efficiency. Currently, multi-family dwellings are permitted with a maximum density of 10 dwellings per acre in Districts BC-1 and BC-2.

The requirement with the current demand for at least five contiguous acres with no less than 500 feet of total road frontage on US Highway 158 or NC Highway 12 limits the demand to three areas: Home Depot and part of the Beachwoods Resort development. , the new 7 -11 and Promenade Sports Nautiques.

Commenting in favor of the change, real estate agent Eddie Goodrich explained that there would be no changes to the lot coverage, height requirements or decrease in parking and that the overall intention is to achieve a similar development goal in a different way.

“It’s more like two times 15 is 30 versus three times 10 is 30,” Goodrich suggested. “Same number of people, just a different way of doing it,” adding that units per acre really doesn’t mean much, it just allows smaller units to be allowed in the same box.

During discussion of the request, Testerman stressed that the number of rooms and permitted occupants would be governed by the Department of Health.

At the end of the discussion, the vote of approval failed with only two for and three against.

The next item on the agenda was a request to reduce the setback for commercial lots adjacent to any dedicated open space or recreational area of ​​an adjacent residential development.

Testerman explained that examples of where the change would apply include the commercial lands up to the Sea Scape Golf Course and, since it is a recreation area, the Harbor Bay Playground.

In support of the request, Ralph D. Calfee stated that the number of eligible sites is rather limited and that in these areas the buffer zone of adjacent residential uses is actually larger than expected, creating an unnecessary restriction for these. development of commercial sites.

The motion to approve this request was carried with a 5-0 approval vote.

A change to the definition of land cover was also passed with unanimous support, which will exempt 500 square feet of pool area from land cover calculations.

Currently, lot coverage – a measure of developed land use – includes areas covered by buildings, parking lots, driveways, roads, sidewalks, decks, and any concrete areas. or asphalt.

Testerman explained that in most cases there is a gap of a few inches between the top of the pool water and the adjacent level of the pool deck, allowing the pools to serve as a catch basin for some of the rainwater. And, while the current code could be interpreted to allow it to decree that swimming pools are exempt, incorporating the wording into the city code removes any subjectivity and will ensure consistency going forward.

Testerman also said that for stormwater clearance purposes, the North Carolina Department of Environmental Quality did not count pool areas in the lot coverage.

Returning to the last item on the night’s agenda, a review of the sitemap of a retail business development drew concerning comments from a few neighboring residents.

The proposed plans provide for the improvement of a vacant lot at 5201 North Croatan Highway between Ambrose Furniture and Outer Banks Furniture. A 7,500 square foot two-story commercial building with a maximum height of 28 feet, both within the permitted height and land coverage requirements, will have access to Byrd Street. There is currently no plan to connect Byrd Street to US 158 and terminals are available to prevent through traffic.

While there have been comments from local residents that the development will cause flooding to their properties, during discussions it was pointed out that the property to be developed does not flood them and in fact collects some of the land. excess water from higher up the street which flows into this property.

Michael W. Strader Jr., director of engineering at Quible and Associates at Kitty Hawk, said he was aware of the flooding issues associated with the development of the property. He went on to say that the property is a bowl, but that there would be no runoff to other properties and some of the landscaping and engineering on the property would actually exceed the standards. state stormwater retention requirements.

At the end of the discussion, it was highlighted that the proposed development plans meet all applicable guidelines and a motion to approve the site plan received a 5-0 vote.

Each of the items on the evening’s agenda will be considered by the municipal council, which is not bound by the votes of the town planning council.

READ MORE NEWS HERE.

Bryan City Council asks staff to explain site development review process before approving new subdivision rezoning – WTAW

By Site development
Image of the Town of Bryan showing the location of the land that was rezoned during the City Council meeting on December 14, 2021.

Bryan City Council’s approval to rezone the land on the northwest side of town is just the first step for developers looking to build 300 new homes.

At the December board meeting, City Manager Kean Register was among the staff who explained the developer’s role in the site’s development review process.

This is after neighboring homeowners expressed concerns about increased traffic and possible flooding.

Deputy Director of Planning and Development Services Martin Zimmerman said the Planning and Zoning Commission (P&Z) will be seeking public comments following the site review process.

Zimmerman says after the staff review, P&Z will hold another public hearing before considering final action.

Developers who want to build homes generally north of the intersection of Sandy Point and Hilton Road plan to build a retention pond and they would be responsible for extending the water and sewer lines.

Click HERE to read and download background information from the Bryan City Council meeting on December 14, 2021.

Click HERE to read and download the ordinance that has been adopted.

Click below for comments from Kean Register and Martin Zimmerman.


Traders in Bolton market are worried about the development plan of the “site”

By Site development

TRADERS continued to voice concerns about the possible disruption Bolton Council’s plans for market redevelopment could cause.

This comes after the authority released further details last week on plans to move a five-meter access road closer to the market and relocate waste units, which officials say will benefit the market. traders.

Bolton’s advice is hoping this will be a key aspect of a multi-million pound master plan to remake the area, but some traders have expressed skepticism about the long-term gains and disruption this work is likely to have. on their businesses.

Martin Farrimond, of Deli Boys, said: “This is going to have a significant effect on business as the area will become a construction site.

“The council must compensate the stand holders for the reduced business.”

He added: “The Bolton Market is of great value to the city, but the council doesn’t seem to understand that being a trader is a tough life.

“The proposed development also has value, but not at the expense of traders who throw in the towel, you can’t sell a product if you don’t get traffic.

“The Bolton Council is cutting back attendance in pursuit of their dreams.

“They have to take care of the market traders and compensate during this period of development.

“If they don’t, in the next few years there won’t be a Bolton Market, another broken piece of history.”

Mr Farrimond also added that the threat of parking fines could deter customers from visiting the market.

He said, “Why would customers pay parking fees when they can shop in large supermarkets and stores for free?

“This, combined with the pandemic, makes life very difficult for traders. ”

But the council said the plans will ultimately improve the trade.

A spokesperson said: “We are working to minimize the impact on the parking lot and for customers in the market.

“We will create a new public space that can be used for additional parking or for events and will also facilitate pedestrian access to markets, thus increasing footfall and commerce. ”

Site plan agreement for manufacturing plant in Palmerston conditionally approved

By Site plan

MINTO – A site plan agreement for a new manufacturing facility in the Palmerston Industrial Park was conditionally approved by city council on December 7.

In May, the board approved the purchase by the Hammond Manufacturing Company of Guelph of a 13-acre property at 215 Minto Road for $ 520,000.

In 2016, the property went through a provincial certification process and was considered a certified industrial site.

The company, which manufactures electrical and electronic enclosures and components for the North American and global markets, has announced development plans in stages, with a first-phase investment of between $ 15 million and $ 20 million.

Phase two would involve the construction of a second factory to be built on site to produce metal stampings.

“So this one is pretty exciting,” said Ashley Sawyer, Minto planning technician.

The site plan agreement is for the first phase, which measures approximately 100,000 square feet.

“It’s a one-story manufacturing plant with offices as well. Initially it will employ 25-30 people and there are plans to grow and hire more in the next phase, ”Sawyer told the board.

“The second phase is also proposed on the drawings and this site plan would be presented again for review at a later date. “

Sawyer said county planning staff, city staff and Triton Engineering have all reviewed the plan, “and we are now happy to recommend approval of the site plan deal.”

“We’re just waiting for the review of the County (Department) Road Traffic Impact Statement we received and just waiting for their comments,” Sawyer said.

“The owners will have one year from the date of occupancy of the building to complete all the work required in the site plan agreement, with the exception of the asphalt work, which will be required within the following two years. the paving of this part of Minto. Road, but at the end of the day we recommend approval, ”she said.

Council passed a motion to receive the planning technician’s report and conditionally approve the site plan agreement.

“It’s just great to see this happening,” said Mayor George Bridge.

A Houston-based developer had its site plan approved for a 239-unit condominium project at last week’s planning and zoning commission meeting.

By Site plan

Function illustration: Artist’s rendering of the condo project proposed by Johnson Design Group.

Posted: 12-142021

by Art Benavidez

Fredericksburg (Gillespie County) –A Houston-based development company had its site plan approved for a 239-unit condominium project at last week’s planning and zoning commission meeting.

The 13.74-acre property is an undeveloped parcel located at 802 and 812 Friendship Lane in the northwest part of town.

Jonathan Boursey with Urban planner United States intends to develop Fredericksburg Botanical in two phases.

Artist’s rendering of the interior of a condo unit.

VEI Consulting Engineersof Fredericksburg, published a site map that shows:

  • A mix of 171 one-bedroom units and 68 two-bedroom units/two-car garages ranging in size from 900 to 1,100 square feet.
  • dog park
  • Playground
  • Amenity Center
  • Two retention basins
  • A kitchen pavilion at the intersection of two interior streets
  • 61.5% Waterproof Coverage

The planned garage and surface parking total 392 spaces on the site plan. Access to the development would be from Friendship Lane and Sunrise Street.

All interior streets must be 26 feet wide.

Based in Houston Johnson Design Groupis on board the project.

The recommendation will now await city approval at an upcoming city council meeting.

VBX Project ID: 2021-8764


[email protected]

Hamburg Housing PUD receives final site plan approval

By Site plan

December 10, 2021

By Mike Kruzman / [email protected]

Officials from the Canton of Hamburg have approved a new residential development.

The board of directors reviewed the final site plan for the development of the planned mixed unit of Murie Glen, as part of its meeting on Tuesday afternoon. The site is located on approximately 49 acres between the Mystic Ridge Subdivision to the west and Merill Road to the east. Access points would include Thompson Road, an existing upgraded private road and a proposed connection to an existing stretch of Shadbrush Trail, according to a note in the council meeting file.

Fifty-one single-family homes will populate the development, using the Open Space and Senior Housing Regulations, or ECHO. ECHO units will be reserved for residents aged 55 and over. Planning and Zoning Director Chris Madigan told the board that the parallel plan showed they could get closer to the number of units they wanted, but ultimately needed the PUD designation to build. the last. The parallel plan suggested that 47 units could fit. Madigan said that before and before his arrival, city council approved the additional 4 units because they felt the project met the exemplary qualifications needed to achieve the bonus density.

The project was submitted to the Board of Directors with a recommendation for approval, subject to 8 conditions. Madigan said these conditions are quite common, being related to things like trees and trails. Trustee Patricia Hughes had concerns about the private road easement and wanted to see a maintenance agreement, which Madigan said was currently with the township lawyer.

The board approved the final site plan 6-1, with Hughes voting against. Staff will now work with their attorney to deliver the final development agreement to the board for final approval.

Gaithersburg Approves Initial Site Plan for Novavax Campus

By Site plan

Gaithersburg City Council unanimously approved a schematic development plan, or initial site plan, for the future Novavax corporate campus at 14 Firstfield Road on Monday.

The campus includes more than 600,000 square feet of office, laboratory, manufacturing, and research and development space in two buildings, according to the plan. It also provides a reception center, a central green space and a car park.

The campus is adjacent to the existing building at 700 Quince Orchard Road, where Novavax will also occupy space.

Sam Copelan, a city planner, told council Monday evening that the plan also includes a pedestrian bridge connecting the two buildings on the campus.

Copelan said about a third of Novavax employees will work on campus full time, another third will be remote and the rest will have a “hybrid” schedule both remotely and in person.

Gaithersburg executives have been optimistic about expanding Novavax’s presence in the city, as the company works to develop its own COVID-19 vaccine, joining the existing three.

Novavax has applied for emergency clearance for the use of the vaccine in the UK, Australia, Canada and New Zealand, and plans to do so in the US next year, a company executive told NPR last week.

Mayor Jud Ashman on Monday called the expansion of Novavax’s presence “a victory for the city of Gaithersburg”. The two new city council members elected last month, Lisa Henderson and Jim McNulty, were also enthusiastic.

“Prior to our election to the board, we talked a lot about the Gaithersburg world-class biotech corridor, and it will be a crown jewel of this corridor,” McNulty said.

Henderson said she was in awe of the beauty of the campus as depicted in the map and that she is delighted that it is within walking distance of a nearby shopping center.

“All the hard work that has been done, Jim and I can celebrate and enjoy the beauty of this,” she said.

Dan Schere can be contacted at [email protected]

Planning Commission approves final site plan for Wawa in Gaithersburg

By Site plan

Render from planning documents

The Gaithersburg Planning Commission has approved the final site plan for a future Wawa gas station and convenience store on Md. 355.

The project has aroused the ire of some in the community since it was proposed two years ago, including an unsuccessful legal challenge from a community group.

The Wawa, reportedly the first in Montgomery County, would feature a 5,060 square foot convenience store with an adjacent gas station at 405 N. Frederick Ave. (Md. 355), opposite Gaithersburg High School.

In October 2019, Gaithersburg City Council approved a schematic development plan, or initial site plan, for the Wawa.

But a month later, a group of residents and businessmen filed an administrative appeal in Montgomery County Circuit Court arguing that the development application was not in line with the master plan because the resort- service was not “light commercial use”.

Further, the applicants argued that the Wawa was not “compatible with the residential character” of the neighborhood.

The Circuit Court determined that the project was consistent with the master plan, but ruled that the Planning Commission should have allowed cross-examination.

The case went to the Special Court of Appeal, which ruled in March both that the development was consistent with the master plan and that opponents of the project had waived their right to cross-examination. The appeal court’s decision this spring got the project going.

A few residents opposed to the Wawa project continued to voice their opposition at Wednesday’s Planning Commission meeting.

Carol Johnson said Wawa should consider installing electric charging stations instead of gas pumps, as she believes the use of electric vehicles will eventually overtake the use of gasoline vehicles.

“I think the future is here, and it’s really kinda silly to put all that money on gas…” she said.

Phillip Hummel, a land use lawyer at Miles & Stockbridge, said Wawa had considered incorporating electric charging stations into the project, but the need to prioritize water management rain and sidewalk space took precedence.

“It’s something that has been taken into account. It just couldn’t be easily accommodated due to all the competing factors involved, ”he said.

Walter Umana, who lives near the future service station, said he was worried about potential noise and light pollution.

“It’s a very quiet area. Gaithersburg being the City of Trees, we want to make sure it retains that feel, and with the wildlife around us, we want to make sure nothing is disturbed more than it should be, ”he said. he declares.

Monica Lozada said she also lived near the future Wawa site and wanted to know if there would be security cameras at the facility. Lozada also requested that additional bike racks be included in it.

Wawa real estate project manager Chris Hoffman said there would be cameras both inside the convenience store and outside the building. The property will be monitored 24/7 by a security team, he said.

“If there was a situation that called for an immediate police response, or moderate unrest that we would like to bring to the attention of our internal security officials, store staff have the ability to call upon these resources. if necessary, ”Hoffman said. .

Planning commissioner Lloyd Kaufman said the final site plan only includes enough bike rack space for around two bikes. He said he wanted to see more space on the bike racks to accommodate Gaithersburg High School students who might be making their way to the Wawa during a break.

Mira Gantzert, project manager at Bohler Engineering, said adding more bike racks is something that can be discussed.

“We can potentially look at the west side of the building, where there’s an existing 8-foot sidewalk, and potentially have one or two additional bike racks against the building, but there’s still 4 or 5 feet for pedestrians to walk past, ”she said.

Kaufman, Planning Commission Chairman John Bauer, and Commissioners Phillip Wessel and Sharon Cantrell unanimously approved the final site plan.

Dan Schere can be contacted at [email protected]

Atlantic Beach Planners and Council Approve Tackle Box Tavern Site Plan Changes | New

By Site plan

ATLANTIC BEACH – Planning and City Council moved quickly on Monday to approve changes to the Tackle Box Tavern site plan.

The Atlantic Beach Planning Council convened for a special meeting on Monday in the Town Hall meeting room at 1010 West Fort Macon Road, just before the council’s regular business meeting. The Board of Directors unanimously recommended that the Board approve a site plan change that was considered a minor change.

Later that night, the council agreed, unanimously granting approval to change the proposed open deck over the tavern to an enclosed space.

Planning and Zoning Director Michelle Eitner said at the Planning Council meeting local developer Fred Bunn, who works on the property, requested the change because they were unaware that it was not was not already in place in the sitemap.

“Because it’s not about being a full amendment, we don’t have to go back to reviewing the proposals with a joint meeting,” Ms. Eitner said. “We are speeding it up a bit because it is currently under construction… we want this construction to keep moving forward because construction can resume. “

The Tackle Box Tavern project is redeveloping an existing business in The Circle, an area that includes the property directly south of the Fort Macon Road / Atlantic Beach Causeway intersection and surrounding neighborhoods. The tavern is located at 107 Atlantic Blvd.

Mayor Trace Cooper said all business development in The Circle is subject to a major sitemap.

“We want to make sure that development is going the right way, whether it’s in The Circle or elsewhere, it requires these plans,” he said. “This is a project that is underway and we are delighted to see it come to fruition. “

Other projects are underway in the neighborhood, including the redevelopment of the council promenade, which is currently in the planning phase. Mr Cooper said during council comments that starting Tuesday, city staff are accepting applications from engineers and design firms for the promenade redesign competition.

Mr Cooper said on Monday that officials have already expressed interest in participating in the redesign of the city-owned promenade, which officials say is in poor condition and in need of replacement or repair.

“I’m excited to see what we get out of it,” Cooper said.

The first round of submissions is scheduled for Saturday January 15.

In other news at the council meeting, City Councilor Danny Navey said residents had raised concerns with him over recent coyote sightings in town.

The The North Carolina Wildlife Commission issued an advisory in late October this active coyote season is underway as young coyotes leave their parents’ territory.

City Councilor Austin Waters agreed the sightings were widespread.

“It’s not just one end of town,” Mr. Waters said, “they’re everywhere.”

Mr Navey said he believes the city should be proactive in addressing residents’ concerns about coyotes. The mayor has asked city manager David Walker to seek contact with an animal trapping service.

It also happened during the meeting:

  • The board received a report from the Director of Parks and Recreation, Morgan Gilbert, on activities at the Atlantic Beach Community Park during the summer. Ms Gilbert said the park’s mini-golf course had 14,935 paid golfers and 2,707 free golfers aged 6 and under. The mini-golf course remained open for a further month due to its success.
  • The board unanimously recommended that the Carteret County Board of Commissioners appoint Mr. Waters to represent Atlantic Beach on the County Beach Commission.
  • The board unanimously accepted an audit report for fiscal year 2020-2021 from the accounting firm Thompson, Price, Scott, Adams and Co. of Wilmington.
  • Council unanimously approved a sympathy resolution for the family of planning council member Norman Livengood. Mr. Livengood died on October 24.
  • The board unanimously approved the meeting agenda, including the minutes of the regular meeting on October 25th.

Contact Mike Shutak at 252-723-7353, email [email protected]; or follow us on Twitter at @mikesccnt.

The site plan for Oscar Traynor road is adopted by municipal councilors

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A new plan to make the Oscar Traynor Road site in Dublin 100% social, affordable and affordable has been adopted by city councilors.

Development of 853 homes has stalled for a year since advisers rejected a deal with developer Glenveagh that would have involved 50% going into the private market.

The councilors’ agreement was required because the development involves the cession of state-owned land and it was adopted by 36 votes to 23.

A new deal was made with Glenveagh that would phase out private housing and make it 40% social, 40% affordable and 20% rental with units sold by the developer to council and licensed housing organizations.

The proposal was accepted by Fianna Fáil, Greens, Fine Gael and most Labor advisers who said it was the best possible deal for much needed housing.

Sinn Féin, the Social Democrats, People Before Profit and some individual advisers voted against, saying the board should build the units directly.

However, deputy general manager David Dinnigan said the project would be delayed for at least four years if the board were to resume it and go through the procurement and approval processes.

He said rising construction costs would “eat away” any savings that could be made by hiring contractors directly.

Mr Dinnigan also said the council would have to pay for the infrastructure, which would drive up the price of rental units to cost and that it was uncertain whether the council could secure funding for a project in the same way. quality.

Some advisers have criticized the amount tenants would pay for rental accommodation starting at € 940 per month for a studio.

The affordable buying houses will sell for prices ranging from € 230,000 for one bed up to a maximum of € 320,000 for a three-bed.

Some advisers argued that these prices were not affordable and the amount of subsidies paid by the state was of concern.

Independent advisor John Lyons said that when developer profits and state subsidies such as the Affordable Purchase Program and the Serviced Site Fund are factored in, the full cost of outsourcing construction to a developer will be 121 million euros.

Advisor Lyons also said that the premium charged by the developer is € 68,000 per unit.

However, a spokesperson for Glenveagh said building the units would cost city council a lot more, not least because of inflation in construction costs over the past year.

Glenveagh construction costs are set at 2020 levels and stand at € 370,000 per unit once the € 14million payment to city council for the land is factored in, according to the spokesperson.

They said the council is currently citing its own construction costs at € 444,000 per unit – an additional € 74,000 per unit.

389 St. Clair Rezoning, Site Plan Approved

By Site plan

photo by Renée Landuyt
The school administration building at 389 St. Clair will include 18 apartments, as well as eight townhouses built separately on the property.

CITY OF GROSSE POINTE — With the conditional rezoning of 389 St. Clair from a single family to a transition at Monday night’s council meeting, 18 apartments and eight townhouses are now slated for the property.

After tabling the issue at the August council meeting, developers, brothers Mark and Craig Menuck of Curtis Building, went back to the drawing board to incorporate council recommendations and community input.

Changes to their original proposal include reducing the number of apartments from 23 to 18; eliminating and combining smaller units to create units as large as 1,270 to 1,600 square feet; reduce the size of the building on the Notre-Dame side to create setbacks of 9 feet instead of 5 feet; provide more parking spaces per unit than originally planned; and incorporating additional green space.

Plans include four one-bedroom apartments, 13 two-bedroom apartments and one three-bedroom apartment, while all townhouses are over 2,000 square feet.

The site plan for the development was found to be consistent with the city’s master plan, according to city planner John Jackson.

“Although this site is not identified on the future land use plan as multifamily or transitional,” he said, “…(the site plan) speaks to some of the goals and objectives included in the city ​​master plan, such as preserving local historic assets like the school building and also providing alternative housing types and styles.

Demonstrated demand for use, Jackson said, can be seen in the fact that there are nearly 1,400 homes in the city that are only occupied by one or two people, while there are than 554 one-bedroom and two-bedroom units in the city. .

“The fact is that the houses are bigger than the population demands,” he said.

The planning commission, made up of members of the city council, unanimously recommended approval of the conditional rezoning on Monday, followed by the city council unanimously adopting the rezoning, along with the proposed site plan.

However, conditional rezoning will be revoked if developers fail to meet agreed criteria, such as sticking to a maximum of 18 apartments and eight townhouses; limit the height of the building to 35 feet, measured to the middle of the roof; maintain front yard setbacks the same distance as other Notre Dame homes, approximately 25 feet; and keep the side yard setback to the south a minimum of 9 feet and to the north a minimum of 22 feet.

Developers will also be required to pressure test the existing water line to ensure adequate water pressure in the existing neighborhood and new development, covering 100% of any improvements deemed necessary by the City, which could include the water main replacement along either Notre Dame or St. Clair.

“The zoning change is conditional on them building the project exactly as you approve of it on the site plan,” City Attorney Charles Kennedy said, “and there are timelines consistent with our code. zoning so they can do it.”

These deadlines include the requirement for the developer to obtain permits within one year, to begin construction within six months and to complete construction within two years.

“I have complete confidence in our ability to manage this process and work with the developer and get what we need,” said Mayor Sheila Tomkowiak. “…Best practice for old buildings is adaptive reuse, not filling landfills with century-old buildings and not building cheap houses so we look like a housing estate. That’s what would happen here.

In the jam-packed council chamber on Monday evening, many residents opposed the development, some of whom put up signs on the lawn indicating so.

“If you want to build apartments, do it in a different zoning,” said St. Clair resident Steve Cavera. “Don’t do it in the middle of this residential community. It’s the wrong place, not necessarily the wrong idea. For those of you in the audience who want more rentals, I don’t disagree with you, (but) pick the best place for it. It’s not the best place for it.

Concerns of St. Clair residents opposed to the development included apartment visitors filling up street parking, the type of tenants who might move into the city, and increased traffic on the streets.

Photo by Renée Landuyt
These signs opposing the apartment development were placed along the stretch of St. Clair between Jefferson and Maumee.

While a report by the Transportation Improvement Association stated that the apartments would generate 77 fewer vehicle trips per day than the current use of the administration building, opposing residents strongly disagreed with the statistics.

However, some residents supported the development.

“Studies have shown that we need more smaller units for seniors and single professionals and these will appeal to single professionals with the rents they are asking for,” said St. Light. “Removing the old building, I think, will disrupt the neighborhood far more than retaining and rehabilitating it.

“We have empty storefronts in The Village that could handle some foot traffic,” he added, “and it’s only a few blocks away and it’s a perfect location for that.”

According to City Manager Pete Dame, a financial report revealed the development will generate $227,000 in taxes per year, of which $65,000 will go to the City. Currently, the City does not levy any taxes on school property.

“The proposed development would support the value of the property,” Councilor David Fries said. “It would strengthen economic investment. It would provide a place to live for empty nesters and young professionals and, finally, it would preserve the architecture of 1906 and 1912.”

Ahead of the vote, several council members took the opportunity to tour a development in Plymouth where Curtis Builders has also converted a former school building into flats. Everyone said they were impressed.

“It’s truly remarkable how much the building’s history has added charm to the character of this development,” said Councilor Maureen Juip. “…(389 St. Clair) is truly a building that contributes to the character of our community of Grosse Pointe City and I am grateful that someone wants to continue to give it new life.”

Board of Directors Approves One Riverside Site Plan, Apartment Concept | Jax Daily Record | Jacksonville Daily Record

By Site plan

The Downtown Development Review Board is advancing plans for the residential / commercial replacement of the old Florida Times-Union building in Brooklyn, valued at $ 182.2 million by an Atlanta-based developer.

The board, which reviews downtown plans for zoning code compliance and design guidelines, met on November 10 and unanimously approved the final site plan for the development in several phases and the conceptual design of the 270 mixed-use apartments of the first phase.

Developer Fuqua Development LLC wants to demolish the TU building and build the One Riverside residential and commercial project on approximately 13.42 acres at 1 Riverside Avenue along the Saint John River.

Fuqua partnered with TriBridge Residential to develop the apartments.

The plan would also restore McCoys Creek and add a public park that will be owned by the city and maintained by the city. The park property is on the east side of the property.

City council committees are expected to hold their first votes Nov. 15-16 on a $ 31.59 million development incentive package.

The Downtown Investment Authority approved the deal, which includes a property tax refund of $ 28,419,169 and $ 3,174,971 in completion grants and expense credits, in September.

Fuqua plans to buy the property from the Morris family, based in Augusta, Georgia.

In addition to the apartments, the first phase of the project has over 45,000 square feet of retail space, including a grocery store, a seven-level parking garage with 502 spaces, and additional surface parking.

The second phase includes two mixed-use buildings along the restored creek with approximately 15,000 square feet of retail space; a restaurant by the river; a 125-unit multifamily residential building; and parking. This phase would not begin until at least 2025.


The site map of the One Riverside project

Design conditions

The design review committee voted 8-0 to approve the site master plan. The final version shows a pedestrian plaza added at the end of May Street.

In October, board members said the street seemed “dead end” before the Riverwalk was a problem.

The latest site plan also identifies a pedestrian bridge to allow people access from the development on McCoys Creek to the public park that council members said was not in the preliminary plan.

Cyndy Trimmer, Partner Lawyer at Driver, McAfee, Hawthorne & Diebenow, represents the Fuqua / TriBridge team of developers on the project.

Despite the DDRB’s previous concerns, Trimmer said the developer could not reduce the amount of surface parking along Leila Street inside the development to support the grocer. Leila Street crosses Riverside Avenue and is one of two access roads to the site.

Instead, plans include a pedestrian zone with space for public art that Trimmer says will make entering the site a “better experience” for pedestrians.

“We have the challenge of implementing these best urban design practices with market demand,” Trimmer said.


The pedestrian circulation scheme of the project.

Project walkability

The board as a whole addressed the possibility of walking inside development.

He listed four conditions in exchange for site plan approval: 10-foot sidewalks on the west side of Leila Street; a 12 foot sidewalk leading from the Downtown Riverwalk to the park; 10 designated parking spaces for the park; and a traffic calming plan for the crosswalk from Leila Street to Riverside Avenue.

Prosser is the project engineer.

The developers will have to report the residential design of the first phase to the DDRB for final review. The board of directors will analyze and approve the designs for the first retail phase and the second development phase as separate projects.

At the meeting, the council praised the architecture of the multi-family units.

Bill Schilling and Craig Davisson told TriBridge and architect Dwell Design Studio that they would like to see more color and accent in the parking garage screening before the final exam.

“Color is like fashion. It’s here today, gone tomorrow, ”Davisson said. “I would stay away from fashionable things. “

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Plano City Council to vote on lettuce greenhouse site plan “https://www.wspynews.com/content/tncms/live//Local News” wspynews.com

By Site plan

After a few months of delay, Plano’s city council plenary committee agreed to move a vote on the proposed site plan for a BrightFarms industrial greenhouse that would produce lettuce to the full city council for a vote. Mayor Mike Rennels said city council is not yet committed to much.

The proposed site from Eldamain Road to Corneils Road would be constructed in two stages and would have several greenhouses for lettuce production.

Rennels says negotiations are ongoing. It is expected that operating the city’s utilities at the site will cost around $ 5.1 million.

Rennels says bringing utilities to the site could be a boon to future development.

A BrightFarms representative previously told Plano City Council that the completed installation could create around 200 permanent jobs. Lettuce is grown in indoor pools so there would be no runoff. A sticking point for some Plano aldermen was the potential use of the facility’s water.

City council could vote on the site plan for the proposed greenhouse later this month.

Dawsonville Planning Commission approves site plan for townhouse community

By Site plan

During the November 8 meeting of the Dawsonville Planning Commission, the commission approved the site plan for a townhouse community project to be built on Maple Street in Dawsonville.

According to the information package included with the application, Cook Communities has requested approval of a site plan for an attached single-family home located at 362 Maple Street. Gainesville attorney Jane Range spoke during the meeting with members of the planning committee on behalf of the plaintiff, explaining that the company is seeking permission to build 31 townhouses on the plot of ground.

“The property is zoned into the multi-family neighborhood and the townhouses are a permitted use in the neighborhood and they are seeking permission for 31 homes,” Range said. “Basically, approval of the site plan is all that was needed as it is already zoned with townhouses. ”

Range presented the site plan to the Planning Commission, explaining that the proposed development would be a single-entry road with a cul-de-sac, retention pond and the 31 townhouses. The proposed townhouses as presented at the meeting would be 1,600 square feet, three bedrooms, two and a half bathrooms and would meet the minimum requirements for the neighborhood.

She added that the designs of the proposed units have been changed in the current plan from previous ones to add more differentiation between the units, rather than all looking the same.

“The only problem that arose during the staff review was to do a bit of modulation up front and try to add more bricks.” The units are somewhat staggered so they don’t not form a single large line across the entire forehead – some [are] with shutters, some without shutters, slatted boards, straight boards and others with a window on the third floor to change the exterior appearance.

Anna Toblinski, Planning Commissioner of Station 4, asked the applicant if there will be a fence along the dividing lines of the proposed development. Keith Cook, the owner of Cook Communities, said his company typically adds a vegetated buffer zone all around their developments with staggered tree lines.

Station 3 Planning Commissioner Sandy Sawyer asked Cook if the development would have an association of owners. Cook responded that the development would have an HOA and all yards would be professionally landscaped.

During the presentation of the proposed development, the Director of Planning and Zoning, David Picklesimer, questioned the applicant regarding several conditions included in the zoning of the parcel, including the requirement that the development be identified as ” active adult community ”.

“They will be required to incorporate the verb for this community of active adult life; it will also have to be part of the alliances, ”said Picklesimer. “It’s R3 zoning with the zoning condition for active adult life and other conditions as well; the interior of houses should meet certain requirements.

Toblinski added that another of the conditions was that 20 percent of units must meet accessibility requirements for people with disabilities. Cook said that while his business typically has a few units that are accessible to people with disabilities, they generally leave it up to the owner to customize when they move in.

According to the notes of the urban planning director in the information file included with the request, “the R6 zoning has been approved with the following conditions: dedicate an additional right-of-way, the agreements must identify the project as an active adult, widen the road Of Maple Street South’s two-foot paved traffic, twenty percent of units must meet accessibility requirements for people with disabilities.

Picklesimer informed the Planning Commission that while the currently proposed units do not meet the stipulations set out in the zoning approval, the issue on the table at Monday’s meeting is only to approve the site plan, which only includes the layout of the lot and the configuration of the street. . For this reason, he said that the planning commission could take steps to approve or deny the site plan and that the applicant could work either to meet the conditions set out in the current zoning or to request a rezoning of the property. in order to allow different directives.

Range and Cook told commissioners they would work with Picklesimer to work out the details of how to meet the zoning requirements.

“We’ll go ahead and work with David again to see what we need to do about the active adult and if that will work and if we need any other zoning changes,” Range said.

The Planning Commission voted unanimously to approve the site plan for the proposed development. The application is expected to go to Dawsonville City Council with a public hearing on December 8, and council is expected to approve or deny the development on December 20.

City Council approves adjustments to Dome site development plan

By Site development

The idea is to create a public-private partnership to transform the old site of the Dome into a new entertainment venue and a surf park by the ocean.

VIRGINIA BEACH, Virginia – UPDATE | At a meeting on Nov. 16, city council voted to approve the Phase 1 and Phase 2 funding plan, as well as the $ 17.7 million offsite infrastructure projects. The action would move plans as well as previously requested adjustments on November 9.

ORIGINAL STORY | It’s been four years and it counts, and the Virginia Beach Oceanfront has yet to see the former Dome site transformed into a mixed-use, multi-site entertainment complex with a surf park.

At this stage, the project leaders reassess their approach. They are asking city council for $ 3 million for what they call phase 1 and $ 2 million for phase 2.

“There are no new demands in there. This is all the money that is already considered, allocated and budgeted for the project, “Deputy City Manager Taylor Adams said.” We are just changing when it can be used to account for the uncertainty in the market. of construction regarding the cost of commodities such as steel and concrete.

The concern is that fluctuating prices could cause the budget to be exceeded. Adams said they would come back to the board if they did.

Additionally, Adams stressed that unplanned projects must take place offsite. A request for at least ten infrastructure upgrades is expected to cost $ 17,729,147.

“The idea with this list is to ensure that we maximize the value of the project for both our residents and our guests,” Adams said.

Adams is expected to resubmit the requests to city council on November 16. This is when council members could vote.

There is some division within the board regarding the next steps.

Mayor Bobby Dyer seems focused on the rewards of development. “Trying to do the Oceanfront all year round,” he said.

City Councilor John Moss said he thought project managers were underestimating the risk: “I think if we knew all of this four years ago, all of these costs. I don’t know what the decision would have been.

Several years ago, music producer and Virginia Beach native Pharrell Williams made a commitment to join this project.

13News Now asked Adams if Pharrell was still involved. Adams told us that Pharrell was still listed as an investor on a disclosure slide for Tuesday’s presentation to the board.

In a letter to the city in September, the artist questioned a separate investment – his Something in the Water festival. Pharrell cited “toxic energy” in the direction of the city.

Whether inside or outside, it is clear that there is a clamor to move this project forward.

“A lot of our Oceanfront partners want us to bring our entertainment venue online as quickly as possible,” Adams said.

Venture Realty Group is the assigned developer.

Adams said construction likely won’t start until June of next year.

It is also likely that the works could start first on the place of entertainment, before the surf park.

The entire project, with combined municipal and private funding, is expected to cost around $ 330 million. However, this number could change in the future.

Four cannabis companies receive special land use and site plan approval

By Site plan

Township of Monroe Logo

Four proposed marijuana businesses received special land use and site plan approval on Wednesday in a special public hearing by the Township of Monroe Charter Planning Commission.

The commission unanimously agreed to grant special land use and site plan approval to Anna Sloan, LLC and Telkaif, LLC for their marijuana producer project at 15600 South Telegraph Road; TC MI Ann Arbor 2, LLC and the marijuana supply hub offered by Party Stop Inc. at 1118 South Telegraph Road; the supply center offered by UM1, LLC and Monroe Premier Plaza Inc. at 14750 LaPlaisance Road; and the Adult Supply Center and Retailer offered by Brian Toma and Cepo, LLC at 15530 South Telegraph Road.

Consideration of the special approval of a land use / site plan for a marijuana supply center and adult retailer to be located at 1510 W. 7th Street, which was made payable to day of the special hearing, was filed until the December meeting of the commission, at the request of the owners of the proposed business.

Wednesday’s hearing was held at 5 p.m. because the commission expected it to last a long time, as happened in several of its recent meetings regarding potential cannabis companies. . But only a handful of residents attended the session, and only a few took turns on the podium to urge the commission to reject the proposals.

Mary Straub said she was “totally opposed … to each (any of these companies)”

“The Township of Monroe is a small township, why are (these companies) coming together in our township? Straub asked. “The town of Monroe doesn’t want it, Frenchtown doesn’t want it, Erie doesn’t want it; what attracts these people to our municipality? We don’t need it, we don’t want it, and that would be detrimental to the way of life of our community. “

Marjorie Cramer expressed concern about the potential odors that could be produced by these facilities.

“If you’ve ever smelled any of these things, they smell like a skunk,” she said. “We don’t want that smell in our town. If this is approved and the odors are not controlled, my question is, what kind of control will this commune have… for everyone? “

Kim Fortner, zoning officer for the township, said the township nuisance ordinance will be how it controls any potential odor issues among marijuana businesses.

“The nuisance ordinance is written quite vague, basically if it interferes with a reasonable person’s right to tranquility, we consider it to be contrary to the ordinance,” said Fortner. “The odor control plan that these establishments have given states that there will be no odor outside the buildings, so if you smell anything let us know and we can enforce the ordinance on them. nuisances … “

Regional vice president of local farm finance company GreenStone Farm Credit Services, Erin DuBois, submitted a letter to the planning committee opposing the five proposals that were considered on Wednesday. GreenStone has a branch at 15615 S. Telegraph Rd.

“… This special land use stands in stark contrast to the current physical environment of the region’s business objectives,” DuBois wrote. “The general nature of this area as it has evolved is far removed from any form of medical or retail establishment related to marijuana and other related recreational products. Creating a special zoning for a medical or recreational marijuana supply center would expand a use that is not normally seen in that area, or does it match the description of what the owners have valued with their major investments in that area? from the community of Monroe … “

Commissioner John Manor reminded residents that the Planning Commission is “very restricted” on how it reviews proposals, as it must view them strictly in terms of whether businesses “operate within the framework of our zoning and our ordinances as they exist “.

“We are not allowed to make personal or emotional decisions as to whether or not to approve them,” Manor said. “We’re here to determine if they’re legally within the ordinances and zoning limits that we currently have for our township. We appreciate where many of you are coming from, but frankly we’re very limited as to whether we approve or not approve these, with regard to the recommendations of the planning (of the township) (department) and of the engineers …

“The city council of elected officials that you elect can absolutely make arbitrary decisions, vote yes or no on things without having to cite a legal precedent as to why they do it. However, in a commission, we are bound by the rules and regulations. , and the zoning that we have this. “

Representatives from three of the four companies that received approval on Wednesday spoke at the public hearing, with all three saying they would comply with all recommendations, ordinances and other regulations set out by the township.

Greg Van Wynn, director of asset management and acquisitions for TC MI, said odor control is a top priority for his company as it seeks to establish a supply hub for medical marijuana.

“We will make it compulsory within our establishment not to let any odor come out of our establishment,” he said. “… The building will be completely under a slight negative pressure, so no smell will be able to leave our establishment. We take this opportunity very seriously, we are here to be a positive addition to this community and to be part of the business community here in Monroe Township. Personally, I will take this as a task for me to get involved with the other operators and licensees in this unit, to create a guild to see where we can come together to make positive investments with our time and energy and efforts in the community.

“We can’t wait to move forward.”

Neither Brian Toma nor any other representative of Cepo, LLC spoke or appeared to be present when their application was reviewed and ultimately approved. Manor has requested that a letter or email be sent to the entity asking them to do their utmost to be present and on time at any future hearing or meeting regarding the proposed business.

This article originally appeared on The Monroe News: Four cannabis companies receive special land use and site plan approval

Site plan approved for project anchored by national steakhouse chain

By Site plan

The West Des Moines City Council this week approved the site plan for a development that will include a Ruth’s Chris Steak House. Architectural rendering by BSB Design

A proposed development that will include a popular national steakhouse cleared a key hurdle this week when the West Des Moines City Council approved the site plan for the project.



Project developer CRG Residential, located in Carmel, Indiana, plans to construct a mixed-use building that will be anchored by Ruth’s Chris Steak House, a steakhouse chain based in New Orleans. The restaurant will occupy 15,000 square feet of space in the four-story building that will be located on the southwest corner of Jordan Creek Parkway and Ashworth Road, according to city documents.



The building, with a brick and fiber cement board exterior, will include an additional 8,000 square feet of commercial space and 199 multi-family residential units, according to city documents. Multi-family units and commercial space will wrap around a multi-level parking structure.



Development costs are estimated at $20-30 million.



City officials are working with CRG Residential to finalize a development agreement that could include an economic development grant of up to $2.3 million, according to a city document. The agreement could also include a breakdown of who will be responsible for infrastructure improvements.



Based on information provided to the board, items that could be part of the deal include:

  • The city is paying and building improvements to 76th Street between Ashworth Road and just north of Aspen Drive. The city would install traffic lights at Ashworth and 76th Street.
  • With the developer ensuring sidewalks around the development are installed, an east-west private street between Jordan Creek Parkway and 76th Street is constructed, and a regional underground retention pond is developed for the project site and the area of ​​the 76th street. The city would reimburse the developer for the cost of the work.
  • The developer initiating the process of installing streetlights around the development and ensuring that a power line along Ashworth Road between 76th Street and Jordan Creek Parkway is placed underground. The work would be done by MidAmerican Energy Co. and the city would reimburse the associated costs.



Work on the project site likely won’t begin for several weeks, according to city officials. The promoter does not yet own the property. Once the land is acquired, documents must be completed to bind the properties together. In addition, architectural plans must be revised, a process that can take up to four weeks.



Once site development begins, construction could take up to 18 months.

Site map approved for the project anchored by the national steakhouse chain

By Site plan

West Des Moines City Council this week approved the site plan for a development that will include a Ruth’s Chris Steak House. Architectural rendering by BSB Design

A development proposal that will include a popular national steakhouse lifted a key hurdle this week when West Des Moines City Council approved the project’s site plan.



The developer of the CRG Residential project, located in Carmel, Indiana, plans to construct a mixed-use building that will be anchored by Ruth’s Chris Steak House, a chain of New Orleans-based steakhouses. The restaurant will occupy 15,000 square feet in the four-story building that will be located on the southwest corner of Jordan Creek Parkway and Ashworth Road, according to city documents.



The building, with a brick and fiber cement exterior, will include an additional 8,000 square feet of commercial space and 199 multi-family residential units, according to city documents. Multi-family units and commercial space will wrap around a multi-level parking structure.



Development costs are estimated between 20 and 30 million dollars.



City officials are working with CRG Residential to finalize a development deal that could include an economic development grant of up to $ 2.3 million, according to a city document. The agreement could also include a breakdown of who will be responsible for infrastructure improvements.



According to information provided to the board, items that could be part of the deal include:

  • The city is paying for and building improvements to 76th Street between Ashworth Road and just north of Aspen Drive. The city would install traffic lights at Ashworth and 76th Street.
  • The developer ensures that sidewalks around the development are installed, a private east-west street between Jordan Creek Parkway and 76th Street is constructed, and a regional underground detention pond is developed for the project site and the 76th area. Street. The city would reimburse the developer for the cost of the work.
  • The developer initiated the process of installing streetlights around the development and ensured that a power line along Ashworth Road between 76th Street and Jordan Creek Parkway was buried. The work would be carried out by MidAmerican Energy Co. and the city would reimburse the associated costs.



Work on the project site is unlikely to begin for several weeks, according to city officials. The promoter is not yet the owner of the property. Once the land is acquired, documents must be completed to link the properties together. In addition, architectural plans need to be revised, a process that can take up to four weeks.



Once development of the site begins, construction could take up to 18 months.

Guinness site development is on public consultation

By Site development

A “vision” for a 10-year redevelopment of part of the Guiness site in the city of Dublin is currently under public consultation.

The modernization of the famous 260-year-old brewery freed up 12.5 acres in the James Street factory in The Liberties.

A “Guinness Quarter” proposal was first announced by Diageo in 2017.

After what has been described as a “three year selection process”, Sean Mulryan’s Ballymore Homes was announced as a development partner in September 2020.

However, Ballymore Homes says there are no details available on the plan yet.

When Diageo first announced the project, it announced that there would be room for 500 homes, as well as 63,000 m² of offices, 5,000 m² of shops and 22,000 m² for hotels and businesses. Hobbies.

A company spokesperson said the plan had “started from scratch since then.”

Graphic shows what a redeveloped ‘Guinness Quarter’ could look like

It has been confirmed that there will be mixed tenure for the housing on the site and that the Iveagh Trust will manage the social units.

It will also be the country’s first development to be carbon neutral.

The development, estimated at around € 1 billion, would occupy around 25% of the Guinness site.

According to a statement posted on the Ballymore Homes website, the development in central Dublin will be “one of the most exciting regeneration programs in Europe”.

Mr Mulryan said Guinness has become a symbol for Ireland.

Oliver Loomes (left), CEO of Diageo Ireland and Sean Mulryan (right), CEO of Ballymore

“St James’s Gate has over 260 years of history and therefore we have a unique responsibility to ensure that when this famous gate opens it opens to a place that is synonymous with good times and memorable experiences”, did he declare.

The company says it hopes to have a master plan ready for submission to Dublin City Council next year.

However, local councilor Darragh Moriarty said the lack of details on the delivery of housing, offices and cultural spaces is “disappointing”.

“It’s just a public relations exercise. What do they want people to give their opinion on? They will have to seriously engage with the local population and stakeholders,” said the Labor Party adviser.

The public consultation begins tomorrow in the Digital Hub and is scheduled to continue daily from 10 a.m. to 6 p.m. until November 5.

Site Plan for Clear Lake Hy-Vee Approved by Planning and Zoning Commission | Govt. & Politics

By Site plan

Editor’s Note: This story has been updated to reflect the exact total of Planning and Zoning Commission votes, and to clarify development plans for future lots.

On Tuesday evening, the Clear Lake Planning and Zoning Commission met to review the site plan for the proposed Hy-Vee grocery store in Clear Lake, as well as the larger Emerald Edge preliminary platform.

The preliminary platform proposed by Sukup Ag of Sheffield contains seven commercial lots and a subdivision all of which run along Route 18 between North 14th Street and North 20th Street.






The preliminary platform for the Emerald Edge development at Clear Lake.


The easternmost lot labeled “Commercial Phase 1 Lot 1” along North 20th Street and Highway 18 is where the proposed Hy-Vee and Convenience Store would be located.

The dish would also see the creation of two new streets, Jade Street and Hunter Place. Jade Street would run parallel to North 20th Street, but on the west side of the proposed Hy-Vee lot, connecting Hwy 18 with one entrance and exit to the right.

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Hunter Place is proposed to run east to west parallel to Highway 18, but on the north side of commercial lots three through seven.

Flory noted that there will likely be other projects developed in the other smaller commercial lots, and that the Planning and Zoning Commission may revisit it “soon” to discuss other projects under the development.

Jason Petersburg, project engineer for Veenstra & Kimm Inc., recommended that the Planning and Zoning Commission approve the preliminary platform.

The Planning and Zoning Board approved the preliminary Emerald Edge flat unanimously, 3-0.

The commission then reviewed the site plan specifically for the Hy-Vee grocery store.

The proposed development includes a 47,000 square foot Hy-Vee grocery store, an approximately 4000 square foot convenience store and parking on the 6.5 acre property. Flory noted in a previous meeting that Embree is expected to invest $ 8 million in the project.

Hy-Vee Grocery Comes to Clear Lake

On Monday, Clear Lake City Council met to review and make changes to its city renewal plan. One of those changes was to adapt to a new Hy-Vee grocery store.

Flory noted that the schedule for the Hy-Vee is still pending, but the developers hope to innovate “within the next 30 days” with the goal of opening in the fall of next year.

Petersburg recommended that the Planning and Zoning Commission approve the site plan for the Hy-Vee.

The Planning and Zoning Commission unanimously approved the Hy-Vee site plan, 3-0.

The Embree development group is based in Georgetown, Texas, and the letter of intent stated that the group was interested in building a new retail space in the Willow Creek area of ​​Clear Lake.

Zachary Dupont covers politics and business development for the Globe Gazette. You can reach him at 641-421-0533 or [email protected] Follow Zachary on Twitter at @ZachNDupont

Propane installation on Kroemer Avenue obtains approval from town planning council after site plan review

By Site plan

A proposal to develop a liquid propane storage and distribution facility on Kroemer Avenue in Riverhead received preliminary site plan approval last week from the Riverhead Planning Board, which initially denied the application.

The planning council voted unanimously on a site plan that had been modified by the applicant, 48 Kroemer LLC, as a divided council rejected it on June 3, with the chairman of the planning council Stan Carey, who opposed the plan, citing objections from the Riverhead Fire District, the volume of LPG proposed for storage at the site, which is adjacent to a large existing propane facility and the orientation and location of the tanks storage offered by request. Carey was joined in opposition by members Richard O’Dea and George Nunnaro.

In July, the plaintiff filed a lawsuit challenging the council’s decision. The trial remains pending before the State Supreme Court.

In September, the applicant submitted another set of revised plans, reducing the number of 30,000 gallon storage tanks from eight to six, increasing tank withdrawals to a proposed industrial building and to the on-site rail branch.

Council decided that the revisions addressed the concerns of the Fire District and the Fire Marshal.

“They reduced the size of the project by about 20%,” Carey said in an interview on Friday. The applicant also accepted a condition in the resolution that no gas can be transferred between the new facility and a neighboring property. It was important to Carey and the others who initially opposed the approval, he said.

The board also received a note from the city attorney clarifying its responsibility to the fire district, as the fire marshal approved the plan, while the district fire commissioners opposed it.

“I’m asking for clarification that the city council, in their special permit, said the fire marshal and firefighters would provide security,” said Carey. Firefighters are still opposed to the project, he said. “So I wanted clarity. What did the city council mean by that?

The city council granted a special permit to 48 Kroemer LLC on September 15, 2020. The special permit allows use on the property. The resolution approving the special permit states: “The review of the site plan by the fire marshal and the fire department will ensure the safety of the LP facility. ”

The town’s lawyer informed the town planning council that “legally they have no say in the site plan”. It is returned to them for contribution, he said. “He basically said there was no legal reason to deny it because of the fire department,” Carey said.

Project architect Martin Sendlewski said yesterday that the claimant was happy to have taken the plunge.

“It is unfortunate that we had to reduce the LPG tanks by 25% even though the project originally met all the requirements,” Sendlewski said.

“What is more troubling is that the Riverhead Fire District has no confidence in the level of professionalism and expertise of Fire Marshal Craig Zitek,” he said. “Craig is very thorough and highly skilled.

He said the fire district should have accepted the fire marshal’s analysis rather than spending money on a third-party engineer to do the same job.

“We don’t understand this at all,” Sendlewski said.

The fire district attorney could not immediately be reached for comment.

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Savannah City Council approaches votes on Coastal Empire Fairgrounds site map

By Site plan

Savannah City Council could decide the future of the former Coastal Empire Fairgrounds ownership by the end of the month, according to Savannah City Manager Jay Melder.

The land has remained untapped since the 67-acre parcel at 4801 Meding Street was sold for $ 2.9 million in 2016.

Three companies are currently in the running to develop the property, and Melder said he hopes to have a recommendation that the board vote on at the October 28 board meeting.

Following:Project Fairgrounds set to transform community, but city isn’t listening to fears, neighbors say

“I think we are within reach of this, but I will not commit to it, but it is my hope,” said Melder, present an update on the board process at a board workshop on October 14.

The most recent request for proposals (RFP) was released in June 2020, with the board voting a few months later to accept proposals from the Savannah Bridge Development Team, Knott Development and the P3 Joint Venture Group.

The three groups presented their plans to council in July. The property’s potential concepts were also unveiled at open house events, which drew hundreds of residents from across the city.

The concepts encompass a wide variety of uses ranging from retail and commercial to housing, entertainment, and the film and television production space.

In his update to the council last week, Melder said the city is currently evaluating all proposers’ responses on 10 different obligations. These include traffic, parks and recreation, offices, zoning and parking, community plaza and green spaces. A proposal must satisfy all 10 elements in order to proceed to the next phase.

Following:Movie studios, shops, housing: this is what could happen at the Savannah Exhibition Center site

Foremost among these mandatory items is traffic, Melder said.

“We have neighborhood streets that have houses and driveways and we have limited rights of way on many streets that enter the property,” he said.

“We have seen a lot of traffic calming requests historically, especially on Meding Street, but all along this corridor and some challenges and issues historically, with the traffic volumes in the neighborhood.”

According to figures presented at the council workshop, the adjacent streets around the property register just over 8,000 vehicle movements per day. The Knott plan will increase this number to 19,769; P3 at 12,946 and Savannah Bridge at 20,968.

Melder said that with regard to traffic, the assessment plan will examine whether or not the surrounding streets can adequately handle the increase in the number of vehicles per day; whether or not the level of service of the surrounding traffic infrastructure would provide a reasonable level of service; and whether plans for residential and commercial uses are impractical or adversely affect neighborhoods and quality of life.

The P3 Joint Venture Group has a variety of uses for the former Coastal Empire Exhibition Center site.  Uses include sound stages, sports fields, residential and commercial uses.

Flood water and floodplain mitigation as well as zoning are also major concerns. The property has approximately 27 usable acres, of which 40 acres are in the floodplain.

For subscribers:Partnership, policy and projects: City of Savannah director Jay Melder talks about his first month

The site is currently zoned Conservation – Park and will have to go through the rezoning process for a certain amount of zoning change, regardless of which proposal comes to mind.

The next phase for proposals that meet the 10 mandatory elements will be the economic analysis. The economic analysis will be determined by the total increase in the appraised value of the property due to the planned improvements to the developments, plus the sealed purchase price, Melder said.

“If a proposal is found to be unreasonable or has inappropriately inflated its value, it will also be rejected at this point,” he said.

The best proposal will go through a planned development process.

The story

The future of the site, which is one of the city’s largest undeveloped properties, has been the subject of discussion among community members and administrations for several years.

The city first reviewed the property in 2015 under former mayor Eddie DeLoach. At that time, most council members advocated affordable housing for the site, as well as outdoor recreation.

The housing plans were scrapped after neighboring residents and District 5 Alderman Estella Shabazz objected to the idea. The property is located in District 5.

Following:Home for decades, residents of Clearview have had 60 days to move. Affordable options are rare

In 2017, the board unanimously rejected an offer from the private investment group of state representative Craig Gordon, Aerospace Studios, to purchase approximately 15 acres of the property to develop a film and television production studio.

Gordon, who was not a candidate for re-election to the Georgia General Assembly in 2020, is a senior partner of the P3 Joint Venture group currently vying to develop the site.

Billed as a “live, work, play, eat and learn” project, the initial concept of the Savannah Bridge development team is divided into eight sites.  The plan includes housing, a movie studio, retail, and food and drink.

In 2019, city staff recommended that council issue a request for proposals to get a nonprofit to take one to two acres for $ 1 and develop it as a recreation facility. public at the expense of the organization.

This idea met with opposition from locals and Shabazz and did not take shape.

“I understand that I am the sixth city manager to work on this project and I intend to be the last city manager and move this project forward,” Melder told council.

Katie Nussbaum is the city and county government reporter for the Savannah Morning News. Contact her at [email protected] Twitter: KnussSMN

Redlands Shopping Center’s New Site Plan Reduces Some Building Heights – Redlands Daily Facts

By Site plan

The vision for the mixed-use redevelopment of the Redlands Shopping Center site is becoming clearer, with developers now reducing some proposed building heights.

In a presentation to the Redlands Planning Commission on Tuesday, October 12, developer Village Partners Ventures LLC, shared plans for approximately 700 housing units with all previously offered fifth floor items removed, except for the restaurant on the roof.

Preliminary plans presented to the commission in April and city council in May called for up to 722 housing units and four-story buildings on average, although some parts have grown to five stories, mostly around a public square.

  • Ongoing plans for a mixed-use development on the Redlands Shopping Center site were presented to the Redlands Planning Commission on Tuesday, October 12, 2021. This artist rendering of State Street Village shows what the view is from the corner of Third Street and Redlands Boulevard would appear to be looking east. (Courtesy City of Redlands)

  • Ongoing plans for a mixed-use development on the Redlands Shopping Center site were presented to the Redlands Planning Commission on Tuesday, October 12, 2021. This artist rendering of State Street Village shows what the view is from the corner of Third Street and Redlands Boulevard would appear to face west. (Courtesy City of Redlands)

  • Ongoing plans for a mixed-use development on the Redlands Mall site were presented to the Redlands Planning Commission on Tuesday, October 12, 2021. This artist rendering of State Street Village shows what the view of State would look like Street from Paseo Comme. (Courtesy City of Redlands)

Kaitlin Morris, the builder’s development manager, told commissioners on Tuesday that after conversations with the community, “there is no particularly clear consensus regarding the elements of the fifth floor.”

In response, she added, “we wanted to be respectful and listen to this concern.”

The new plans call for the construction of five buildings, including a 7,500 square foot private amenity building with a swimming pool. In addition, the developers offer:

• 71,500 square feet of commercial floor for retail businesses and restaurants

• 12,500 square feet of office space

• a public square of half an acre

• an above-ground parking structure on five levels with 686 spaces surrounded by offices, shops and apartments

• two underground car parks with a total of 494 spaces

One of the structures would be a 14,500 square foot building at the southeast corner of East Citrus Avenue and Eureka Street for the CVS Pharmacy, which will need to be relocated from its current space to the mall.

The three-story elements of the buildings would be up to about 50 feet high, and the four-story parts would be 50 to 60 feet high, according to a report written to the commission. The tower elements and architectural projections on some of the buildings would rise to around 75 feet.

For reference, a flag pole at the corner of Vine and Cajon streets, the Redlands Liberty Pole, is 120 feet tall, according to the plaque at its base.

John Ellis, one of the architects on the project, told commissioners the plans were inspired by the city’s past and present.

“The architectural journey through this project has been very focused on the history of Redlands and respecting the tradition of most commercial buildings as well as municipal buildings,” he said, highlighting the inspiration found in the Fox Theater, AK Smiley Public Library, Brookside Post Office, Academy of Music building, and the smaller blocks that had been divided by Third and State Streets before the mall was built.

Landmarks welcoming people to the site would include tower elements, such as Third Street and Redlands Boulevard which has large balconies, and an Ellis called the “Lantern Building” on Eureka Street with a multi-story window.

Commission President Conrad Guzkowski questioned the need for large balconies, adding “they are prominent to say the least”.

Guzkowski also said the public square needs more grandeur, like a large water feature, and the CVS building needs more design work on the sides not facing the street.

Guzkowski said he was more than impressed with the team and the project, although they still have a few details to work on.

“It’s a remarkable compilation of work,” he said.

If the project is approved, the development would be built over several years, according to a written report. The first phase would consist of constructing buildings at the west end near Eureka Street and starting work on the new CVS site. A second phase would bring a new building to the northeast corner of the shopping center site. The final phase would be to move CVS and then construct the buildings at the southeast corner of the property.

Preliminary plans were shared in the spring when the developer requested the voter support exemption. U measurement development rules.

The two-decade-old Slow Growth Initiative imposes restrictions on development, including fees to mitigate impacts on infrastructure and services; prohibit the increase in admissible residential densities; and demand projects to make sure they don’t increase traffic.

The proponent requested that the transit-focused shopping center project be removed from the measure under an exemption for “development directly related to proposed Metrolink stations in the City of Redlands.”

The council granted this request in May.

The next step for the project is to go through the environmental review process, which will likely go to public review in November. The project could then return to the committee in December before moving on to the board for final approvals.

Council greenlights site master plan for new Civic Hospital

By Site plan

The goal is to commission the $2.8 billion facility by 2028.

Content of the article

City Council approved a site master plan for The Ottawa Hospital’s new Civic Campus, another hurdle now cleared in the hospital’s quest to get the $2.8 billion facility operational for 2028.

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Content of the article

By then, the current Civic on Carling Avenue will be over a century behind its opening date. Hospital officials and affiliates have emphasized the need and benefits of a contemporary, state-of-the-art regional hospital, and there appears to be little disagreement in this regard.

But the journey to Civic 2.0 has not been smooth, with controversy over site selection in the rear-view mirror, some lingering dissatisfaction over elements of the hospital plan, and debates to come over exactly how to link the hospital to the city’s light rail transit system. , and other aspects of the site.

City staff recommended approval of the master plan, concluding that it demonstrated that transportation, parking, LRT access, cycling and pedestrian infrastructure, built heritage and other matters “have been carefully considered and designed”. Some components will still need to be fine-tuned, staff said, as the hospital submits site plan control requests to implement the various phases of the project (the master plan outlines 10 extending to 2048).

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Staff will have delegated authority to approve such requests unless a ward councilor decides to revoke it, planner Sean Moore explained Wednesday. That said, staff have already committed to presenting the site plan control application for the hospital parking garage – part of the first phase of development – ​​to the planning committee for approval.

Council voted 19-4 Wednesday in favor of the master plan, with councilors Jeff Leiper, Shawn Menard, Rawlson King and Catherine McKenney opposing it.

“I think as a city we need to ask for better in this case,” Menard said, sharing his belief that the plan falls short when it comes to SLR integration and parking plans and that there are better alternative designs for the site footprint that would reduce the loss of trees and green space and improve the transit experience.

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Stephen Willis, the city’s general manager of planning, infrastructure and economic development, said the hospital’s architects carried out several iterations of the site layout, taking into account considerations such as the distance needed from to a railway line to avoid interference with medical instruments, geotechnical problems and protection. of trees currently on the site.

“Our staff regularly challenged them, as did the (National Capital Commission) staff, about their setup, and they presented this as the best arrangement for the needs of health care delivery in establishment,” Willis said.

For his part, Mayor Jim Watson refuted nearly every argument against the hospital’s current plan: the significant cost and other hurdles associated with burying the planned parking lot; TOH’s commitments to green and public spaces, tree preservation, and replanting five trees for every tree felled; the need for on-site parking for hospital users; and plan provisions for direct and weather-protected LRT connectivity, transport monitoring and a transport demand management plan.

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“I believe that after 14 years of planning, we are finally in a position to move this file forward and help bring this new world-class hospital to Ottawa,” said Mr. Watson. He told his fellow board members “there are municipalities across Ontario that would be happy to receive these coveted and scarce health care funds to build a hospital in their community.”

Ahead of the Planning Committee’s vote on the site’s master plan earlier this month, Joanne Read, TOH’s Executive Vice President and Chief Planning and Development Officer, was asked what would happen next. it was not immediately approved.

Ms. Read said she thought the project’s construction and completion timelines would be in jeopardy and was also concerned that TOH was the only one “knocking on the province’s door” over funding.

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Committee members tempered their approval of the site’s master plan by asking staff to work with TOH on elements of cycling infrastructure, tree planting and a substantial reduction in surface parking.

Regional Councilor Leiper also obtained approval to require certain conditions of a neighborhood traffic study and that the TOH fund recommended mitigation efforts based on this study.

Staff were also tasked with ensuring that the internal road network proposed for the new Civic could accommodate local transit services and that site lighting met certain conditions.

All board members, including Watson, approved a board proposal. Riley Brockington will ask Watson to write to federal cabinet ministers, new MP for Ottawa Center Yasir Naqvi and National Capital Commission Board Chair calling for federal legislation to ensure long-term land protection remains of the Central Experimental Farm and a new master plan for the farm.

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Naqvi pledged during the election campaign to introduce a law to protect the farm in perpetuity.

Paul Saurette, a member of the Dows Lake Residents Association’s special committee on the new hospital, called the committee members’ motions “very genuine and constructive attempts at problem solving” and said the association is looking forward to it. to partner with the city and the hospital for, for example, the planned neighborhood traffic study.

Karen Wright, president of the Civic Hospital Neighborhood Association, shared a similar mindset on Wednesday and said her association would remain engaged with any upcoming site plans. Already, she and other community association officials have met with the hospital to go over details of planned parking.

The site plan control app will be available on the city’s website in the coming weeks, according to Moore, the planner, and residents will have an opportunity to provide feedback.

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New Civic Campus Site Master Plan Approved by Ottawa City Council

By Site plan

OTTAWA-

City Council approved a master site plan for the new Civic Campus of The Ottawa Hospital, which is scheduled to open in 2028.

The $2.8 billion, 50-acre hospital will be located on federal land between Dows Lake and the Central Experimental Farm. The area of ​​the planned site consists of 44% buildings and landscaping, 22% buildings with green roofs and 34% green spaces and landscaping.

The site plan has already been approved by the planning committee and by the National Capital Commission, which controls the federal territory where the new campus will be built.

The council voted 19 to 4 in favor of the site’s master plan, with councilors Rawlson King, Catherine McKenney, Jeff Leiper and Shawn Menard voting against.

Councilors also approved a plan under which the mayor would write to federal environment and agriculture ministers, area MP Yasir Naqvi and the NCC to ensure the long-term protection of the Central Experimental Farm. .

The site was the source of controversy with area residents protesting the proposed above-ground parking garage and use of green space. The search for a new home for the nearly century-old Civic was turned upside down in 2015 when the newly elected federal Liberal government decided to revise the former Conservative government’s plan to build the new site directly across from the old one. The NCC had recommended building the new campus at Tunney’s Pasture, but The Ottawa Hospital’s Board of Trustees unanimously rejected the idea.

Construction of the new campus is expected to begin in 2024, by which time the current Civic Campus will be 100 years old.

Chelsea Square final site plan set to be presented to Sylvan Township Council

By Site plan

The project for an 81-unit apartment complex called Chelsea Square is moving forward in the planning process with the Township of Sylvan.

A public hearing was held at the Township Planning Commission meeting on September 23 on the final site plan for the multi-family residential apartment complex. The developer has received recommended approval.

The final site plan will now need to be submitted to City Council for an official decision.

At the Township Board of Directors meeting on October 5, Sylvan Township Supervisor Kathleen Kennedy said the final site plan had been approved by the Planning Commission and the lawyer was currently working on a development agreement for review by the township board of directors.

There is no timeline for the final board review yet, but Kennedy said she expects it to be an upcoming board meeting of the canton.

According to the township staff report on the project, the site plan provides for 81 units of multi-family apartments at market price. The zoning of this new project will use two plots as a multi-family residence according to a consent judgment filed in December 2016.

The report states that the developer’s description indicates that the project is proposed to be built in a single phase and includes the construction of 17 buildings that will have access from Pielemeir Drive, which is a public road. The development would have public services provided by the Sylvan Township water and sewer system, and would also have an internal private road network unless accepted by the Washtenaw County Road Commission. The apartments will be owned and managed by Group 10 Development.

The development is proposed to be located on 16 acres of land. It is expected that there will be 37,800 square feet of open space while each apartment unit is expected to be approximately 1,300 to 1,500 square feet.

Richmond Heights council committee approves Belle Oaks final site plan – including Meijer

By Site plan

RICHMOND HEIGHTS, Ohio – The City Council Planning and Zoning Committee on Tuesday (October 5) approved a final site plan for the Belle Oaks Market project at the Richmond Town Square shopping center, 700 Richmond Road.

The plan will now be passed for a full council vote next week.

The site plan, which received Planning Commission approval the night before, includes two big changes from the architects of the second phase plan Bialosky Cleveland, working for the California developer. DealPoint Merrill, showed the board last fall.

First, the design was drastically altered to accommodate a company that would become the largest in the $ 200 million development – Meijer, a chain of Midwestern super centers that sells food, fashion, electronics and more.

A stand-alone Meijer building will be constructed just south of the current Life Storage (formerly Macy’s) building, measuring 159,000 square feet, along with a garden center that can be outdoors or indoors.

The second change is the one that eliminates Regal Cinema from Belle Oaks. Regal, which had been part of the old Richmond Town Square for years, was originally to be kept as an entertainment option at Belle Oaks, a mixed-use development that will include shops and 798 luxury apartments, as well as amenities such as as a park, outdoor swimming pool, underground and above ground parking, and more.

The final Belle Oaks site plan, with the phase two buildings in white and the phase one buildings in gray. Wilson Mills Road is at the top left, while Richmond Road is at the top right. (Jeff Piorkowski, special for cleveland.com)

The Regal Cinema building, like the rest of the mall, will be demolished, likely in the first quarter of 2022.

In order to make way for the Meijer Building – which will include a large car park alongside the project which faces Wilson Mills Road – last year’s plan of a street cutting through the center of the development and heading towards Wilson Mills Road was amended.

The street, lined with apartment buildings, will now curve east around the Meijer Building before emptying into the eastern end of the development on Wilson Mills Road. Meijer will have its own separate entrance to Wilson Mills.

There will be two entrances / exits along Richmond Road as indicated on the previous plans. These entrances / exits will be located across from Hillary Lane (leading to and from the first phase of development north) and across from Geraldine Avenue.

The council’s amended plans seen on Tuesday were for the second phase of the project. The Council approved the plans for the first phase last year. On Tuesday, the council committee approved the entire package, consisting of the two phases.

In total, the project will include 24 acres of green space, which represents 35% of the 1.7 million square foot development area. Eight multi-family / commercial buildings will be constructed in the second phase. Other exterior buildings along Richmond Roads and Wilson Mills Roads remain options. The first phase will include five new buildings.

“This is a big hurdle to overcome and there is one more to come: a development deal,” said Ward 4 Councilor Mark Alexander, who chairs the Planning and Zoning Committee.

Besides a development agreement, in which taxes are distributed among the different parties involved, the city’s building commissioner Jim Urankar said developers must also submit lighting plans for council approval, separate landscaping and signage.

In addition, city council must approve every building constructed in Belle Oaks.

Alexander noted that the Meijer building planned for Belle Oaks will be different from those that currently exist, such as the store of Mentor at 9200 Mentor Ave.

“It’s a little different from the stores in Mentor, Avon – the stores that are in that area – where they’re really trying to break down the mass of their buildings, trying to implement different materials, adding glass components. , ”Said Brian Meng, associate director of Bialosky Cleveland.

“This is the prototype they are thinking of here as a reference. “

As part of the approved plan, the mall’s Firestone Complete Auto Care will be relocated to the area along Richmond Road just north of Walgreen’s.

When asked if Planet Fitness – still open at the mall site – would be part of Belle Oaks Marketplace, Meng said, “At the moment there really aren’t any tenants listed outside of Meijer, for phase 2. It could very well be moved indoors, but that’s under negotiation.

To see the sitemap as it was a year ago, visit the website Belle Oaks Marketplace website home page.

Read more of the Messenger of the Sun.

The city will study a site plan for the development of a gas station | News

By Site plan

Athens city council is due to take a final vote on a site plan for a large development on US 175 West that will include a gas station, convenience store and quick service restaurant with drive-thru.

Director of Development Services Audrey Sloan said the project has been delayed but is on track to be completed in 2022.

The meeting is set for 5:30 p.m. on Monday at the Athens Partnership Center.

The site plan submitted by Winters Oil Partners includes a modification of the entrances to US 175, with the one to the southeast becoming a double entrance to accommodate the gas station and any business that may be built on the side closest to the sea. loop 7. A stipulation added to the plan is that signage be posted on the property offering overnight parking.

Sloan said the drive-through restaurant should be a Sonic.

A public hearing and a vote on the site plan took place during the Town Planning and Zoning Commission meeting on September 10 before being sent to City Council.

The development is located just after the intersection of Highway 175 West with Loop 7. Coming from the direction of Eustace, it will offer motorists their first opportunity to refuel before entering Athens. Those who ride Loop 7 can refuel or grab a bite to eat without driving into the main part of town.

The parking lot will be large enough to allow 18-wheel trucks to park and refuel.

Winters Oil Partners, was founded in 1972 and is based in Corsica, with developments in several locations in the region.

In February 2020, the city council approved a dish for the development of Athens. The dish included 3.3 acres

being annexed to the city and 14.35 acres already within its limits. The property has been zoned for planned development.

Sitemap approved for “The James” | Webster Kirkwood Times

By Site plan

On September 16, Kirkwood City Council approved a final site plan for “The James” apartments, formerly known as Kirkwood Flats, a 152-unit, 60-foot-high residential development at 426 N. Kirkwood Road .

Jonathan Raiche, director of planning and development services at Kirkwood, explained that council had approved a preliminary plan on November 5, 2020. Council was asked on September 16 to verify that the new site plan did not vary significantly. significant compared to what was approved last year. .

All council members present agreed that the plan was acceptable, except for Liz Gibbons, who abstained. Gibbons was one of two board members who voted “no” on the James project last year, the other being Mark Zimmer.

James’ proposal was the subject of controversy from neighboring residents before it was passed in 2020, with many worrying about its density and the effect the additional traffic would have near homes and businesses.

At its meeting last week, council ultimately voted 5-2 in favor of the project, with developers expressing enthusiasm for the growth of downtown Kirkwood.

Noise ordinance fails

With a 4-4 vote, Kirkwood City Council rejected a noise bill that would have prohibited vehicles from sounding horns and signaling devices except for a danger warning, from 7 p.m. at 7 a.m. on residential streets.

Proposed by Kirkwood council members Liz Gibbons and Maggie Duwe, the bill was inspired by a recent zoning code amendment allowing churches and schools to rent out their kitchens for use as a commissary for preparing services. food.

“We allow (food trucks or delivery trucks) to be there from 7 a.m. to 11 p.m. My concern was that there might be emergency beeps in residential properties,” Gibbons said. “I just think it’s a way of giving residents peace of mind that even though there will be a lot of activity late at night, there won’t be any noise.”

The vote was split, with half the council agreeing the bill was reasonable and the other half calling it a no-hassle solution. Council Member Duwe did not attend the meeting and did not vote.

“I think the premise is that there will be a lot of activity, but I just don’t see it,” Council member Bob Sears said. “If it becomes a big problem that people are complaining about, we can fix it somehow, but do it preemptively with no basis … I just don’t see the premise for moving forward. .”

The City sets the property taxes

Also at the September 16 meeting, council passed new property tax rates for the Town of Kirkwood and the Kirkwood Public Library.

The proposed residential rate for 2021 for Kirkwood is 46.2 cents per $100 of assessed value. Under the new rate, a homeowner with a home valued at $300,000 would pay about $263.

The commercial property rate rose 6.9%, or 52.4 cents per $100. The rate for personal property is 63.9 cents per $100. The Kirkwood Downtown Special Business District rate is 36.1 cents per $100.

Kirkwood Public Library’s residential rate is 22.9 cents per $100 of assessed value, which is a 9.5% increase over last year. The library’s commercial rate is 27.2 cents per $100, a 7% increase over last year. The personal property rate was set at 35.5 cents per $100.

Silverthorne Approves Final Site Plan for Angler Mountain Vistas Development

By Site plan
One of the Angler Mountain Vistas single family home models is shown in a render. The development received final site plan approval from Silverthorne City Council at its September 22 meeting.
Silverthorne City Council / Courtesy Rendering

The Angler Mountain Vistas in Silverthorne received approval of the final site plan from Silverthorne City Council on Wednesday, September 22. The long-awaited development will soon bring 17 new homes to market price in town.

Single-family homes were offered by Tim Crane with Compass Homes and Blake Shutler with Summit Homes Construction. The new community will be located just south of Angler Mountain Ranch on Angler Mountain Ranch Road South.

There are four types of buildings included in the project plan, each intended to accommodate different conditions and levels on the site. In an earlier discussion with the Summit Daily News, Silverthorne’s planning chief Lina Lesmes said the development would likely go vertical this fall if it received final approval.



According to the city council agenda, the original 35.81-acre parcel on which these homes were proposed constitutes the Angler Mountain Vistas Subdivision. The 17 houses will be built on two land suitable for conversion. Another leaflet was dedicated to the town of Silverthorne as an open public space.

City planner Caitlin Jacobshagen told the meeting that they will be ground-floor homes, meaning there will be multiple single-family homes located on individual lots.



Applicants began installing the infrastructure on-site after receiving preliminary approval in April, but the group needed the final approved site plan to start applying for building permits.

The applicant plans to partially pave Angler Mountain Ranch South Road, the primary access road to the development site, and will dedicate the road to the town as a right-of-way. The site also contains a private road, Fly Caster Lane, which will be maintained by the Homeowners Association and will provide access to six of the buildings. Several trails also provide pedestrian access to the site.

Council member Mike Spry raised concerns over the city’s right-of-way allocation, noting that it simply means the city has another road to maintain and clear. He asked what the compromise was for something like this.

Jacobshagen said the developer paid for all of the initial construction and paving of the road. Deputy general manager Mark Leidal said he would also offer a 1% property transfer fee that would go to the city’s general fund, which should offset the additional costs incurred by the city in providing services to the residential area. .

Bobby Craig, with Arapahoe Architects, said the changes between the preliminary site plan and the final plan were mostly architectural.

“The biggest architectural change was the dressing of the facades of the street,” said Craig.

Craig said the change came after receiving comments from city staff and the planning commission. They added porches to the sides of all companionway units – 14 of the 17 homes. Craig said they also improved the architectural materials to keep them consistent with a “mountain-modern” theme.

“I can’t believe we’re sort of at the end of this,” Silverthorne Mayor Ann-Marie Sandquist said at the meeting. The city has been working with the developers on the planning of this project since 2009.

Kevin Berg, of Summit Homes Construction, the general development contractor, said they would not comment further on the project.

City Council Approves Drive-Through Variances and Site Plan | Local

By Site plan

Those looking to get their caffeine fix will soon have another option in Litchfield.

The site plan and signage gap for a Scooters Cafe on vacant land off U.S. Highway 12 East received City Council approval at its September 20 meeting.

Scooter’s Coffee is a national franchise with nearly 400 locations, many in the Midwest. The company was founded in 1998 in Omaha, Nebraska, and plans to double or even triple in size over the next two years, according to Tim Scott, who will own the local franchise.

The local operation will be built on Scooter’s ‘driving cafe’ concept. There will be no indoor seating and the building will only be about 635 square feet, according to plans shared with the city.

The building will be located on a three-tenths of an acre lot at 602 US Highway 12 East, a vacant lot just west of Pizza Hut on the south side of the highway. It will face north, with an entrance to the business from Davis Avenue west.

Signage plays a key role in the business plan, as it aims to attract customers traveling on Highway 12. The building will feature prominent signs on four elevations on all four sides. The company will also have a “monument sign” on the northwest corner of the property.

In addition to the site plan, Scott requested waivers to city parking requirements and signage regulations. With drive-thru only, the only parking the company will need will be for employees, so they’ve only provided five parking spaces – far less than the city code requirement of 63.

Signs on all four sides of the building and the monument sign — which Scott says in his application are required by the company — also required a waiver. The city ordinance allows a maximum of four signs for on-site advertising with a maximum size of 100 square feet per sign. The scooters will have two 43.5 square foot signs, two 18.25 square foot circular logos and the monument sign which is 54.8 square feet and would be 12 feet high. While the total signage area of ​​178.8 will be less than the 400 square feet allowed, but the number of signs exceeds the maximum of four, so the variance was necessary.

The Litchfield Planning Commission recommended approval of the deviations after reviewing the plans at its September 13 meeting, and the city council unanimously agreed.

No date has been given for the start of the work.

The Lisbon Development Committee invites comments on the development of the Worumbo site

By Site development

The Worumbo Mill building was demolished in 2016. Time registration file

The Lisbon Development Committee is preparing plans for the former Worumbo Mill site and wants public participation.

On September 7, the city council awarded a bid to The Chesapeake Group, an economic analysis and development firm, to conduct a market analysis in Lisbon, including the site.

The results, combined with additional community feedback, will help identify redevelopment opportunities in the city, said Brett Richardson, director of economic development for the city, during the development committee meeting on Wednesday.

The first phase of the analysis examines regional and local markets and opportunities for future real estate and commercial development in Lisbon.

The second phase is a feasibility analysis of two redevelopment scenarios for the Worumbo site.

“There will be a community survey following the completion of the first phase of the market analysis to get community feedback on the two scenarios the community would like the Chesapeake Group to use for its feasibility analysis,” Richardson said. . “We will have the opportunity through this market analysis to choose two different development scenarios and dive deep with the pro forma on what the financial performance of this would be and how much investment would be required.

Surveys will add crucial data, Richardson added.

“Hopefully the polls will encourage people to attend the meetings, and then the meetings will lead to the next poll,” said planning board committee member Lisa Ward. ” The goal is presentation, but these meetings will include feedback and comments from the public. »

The community retail survey will likely take place in October. The survey will take place online, but Richardson said she will make it available to everyone.

“I think as a committee we need to think together or maybe select or seek outside help to figure out the best way to reach the maximum number of people to get 6,000 meaningful survey results,” said Don Fellows. , member of the committee.

Fellows added event content with possibility of open result.

Lisbon residents were asked to complete a survey last year, choosing from three potential development scenarios developed by the two private companies to facilitate meaningful public input. However, some residents criticized the survey as it only covered 306 people out of 10,000 residents.

Sandy Harkin, owner of the nearby Railroad Pub, seemed cautious about her hopes for future development.

“Over time, things eventually develop,” Harkin said. “But for me, you have to be careful what you develop and what you lose. It’s not about dollars and cents or how high the skyscraper can get. Once up there, everything is blocked.

Members of the Lisbon Development Commission at a meeting on Wednesday Screenshot


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23/09/2021 | Commission unanimously advances revised restaurant site plan

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The resort’s fire boat repair offer is weighed

OCEAN CITY – The only offer for the replacement of the engines for the Ocean City firefighter’s rescue boat was slightly under budget. The city received only one offer to replace the inboard motors of the department’s rescue boat with twin outboards. Typically, if there is only one bid for a capital project, the board rejects …

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Berlin expects short-term rental regulation for the New Year

Berlin expects short-term rental regulation for the New Year

BERLIN – This week, municipal officials continued their discussions on the regulation of short-term rentals. On Monday, Mayor Zack Tyndall and Berlin City Council reviewed the draft short-term rental regulation developed after prior discussions. While opinions still vary, particularly with regard to owner occupancy, Mayor Zack Tyndall said the ordinance is moving forward. “There is a time and a place …

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Resort and county are working hard to collect tax on rental rooms online

Resort and county are working hard to collect tax on rental rooms online

OCEAN CITY – Efforts to curb short-term vacation rentals that fail to obtain rental permits and pay the appropriate resort tax were renewed this week with the approval of a draft ordinance intended to strengthen the rules. For years, Ocean City officials have monitored the proliferation of short-term vacation rentals in the…

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Seasonal housing project in the city center examined by the Council; Redevelopment of the Eyed model block

Seasonal housing project in the city center examined by the Council;  Redevelopment of the Eyed model block

OCEAN CITY – After decades of piecemeal property acquisition for the redevelopment of the proposed model block, the Ocean City Development Corporation (OCDC) presented a seasonal workforce housing project proposal this week. for mixed and versatile use. For the past twenty years, the OCDC has been working on a redevelopment plan for the model island. There have been several …

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Ulster City Council approves conditional site plan for Kingston-Ulster Airport – Daily Freeman

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CITY OF ULSTER, NY – City Council members have approved a conditional site plan that moves the helicopter take-off site at Kingston-Ulster Airport from adjacent to the facility hangars to an area close to the national highway 199.

The approval came unanimously on Thursday, September 16. Supervisor James Quigley said use will be limited to non-commercial operations.

“The approval of the special permit is based on the fact that the heliport is only used for (…)” If the heliport begins commercial operations, (a) a new application for the site plan and a special permit application must be submitted. “

Concerns over commercial use were raised at a public hearing last month, with several residents objecting to the use because they expect there will be additional air traffic near the subdivision. Adjacent Whittier.

Geoffrey Ring, chairman of the planning board and tenant of the airport, previously said the new platform will move helicopters about half a mile farther from the populated area than the originally proposed location.

Other requirements under the special use permit include prohibiting the heliport from reducing the size or use of the airport, providing the city building inspector with documented flight paths for helicopter traffic and providing a storm water report on the installation of a drainage system if required.

Kingston Airport was bought in February by former Google CEO Eric Schmidt, a resident of Rhinebeck, who submitted the special use permit application to resolve long-standing approval issues regarding the runway helicopter under the previous owner.

Work on the helicopter landing site at Kingston Ulster Airport was completed in 2018, according to a certificate of occupancy from the city. It included the airstrip and the aircraft hangars. This work was carried out by Saugerties-based Bridgeview Helicopter, a tenant from the previous owner, but ultimately the work and use ended up being part of a legal battle that was not resolved until Schmidt’s group took over.

Airport manager Todd Coggeshall said there were typically five helicopter takeoffs or landings per week with additional traffic about every two months from State Police and National Guard during routine visits.

Glenwood Springs City Council Approves Site Plan for Mountain View Flats Apartments in West Glenwood

By Site plan

Construction could begin soon on a 40-unit apartment complex in West Glenwood, after Glenwood Springs City Council approved Thursday of the developer’s site plan.

During the regular board meeting, RealAmerica LLC presented plans for the installation of Mountain View Flats, located at 51537 US Highway 6 near Discount Tire.

The facility is expected to consist of a single apartment building with staggered three and four story sections, a pet spa with a dog wash station, short and long term bicycle parking, and bicycle storage. interior.



The site plan included 63 parking spaces. That’s five parking spaces less, or 7%, of the city’s development code requirement of 1.7 parking spaces per unit, said Hannah Klausman, the city’s deputy director of economic and community development. . Developers, however, can request a parking reduction of up to 30% in exchange for offers for amenities such as outdoor bicycle parking, Klausman said.

Development plans include 14 one-bedroom apartments and 26 two-bedroom apartments. RealAmerica is expected to provide eight of the apartments as restricted resident-occupied units that meet the city’s requirements for affordable housing in new developments.



Following a council decision in March, restrictions on inclusive housing deeds require that a certain percentage of offered units be priced at affordable rates dictated by a formula based on the region’s median income. Deed-restricted units must be occupied by residents of Glenwood Springs whose residence and work status are verified by the city.

“For the first time in a long list of apartment developments, the developer is showcasing a number of two-bedroom apartments,” Board Member Paula Stepp said expressing support for the sitemap. “It’s a place where families can settle. “

West Glenwood resident Karleen Clark said she was against the development.

“The entire plan is out of date, so it doesn’t mean much to us,” said Clark, expressing concern over reduced parking and increased traffic at West Glenwood. “The people of West Glenwood do not feel safe. We keep saying we have a need for housing, but why does that outweigh the need for security of the people who currently live here? “

Board member Ingrid Wussow brought forward a motion to approve the sitemap provided the developer follows best practices set out by the development industry for building the facility for energy efficiency, and the board member Steve Davis seconded the motion. Council approved the site plan 5-1, with Mayor Jonathan Godes voting against and Mayor Pro Tem Charlie Willman absent.

Journalist Ike Fredregill can be reached at 970-384-9154 or by email at [email protected]

Costco site map approved by Ankeny commission

By Site plan

DIA Approves $ 182.2 Million Times-Union Sitemap With First Phase Restaurant | Jax Daily Record | Jacksonville Daily Record

By Site plan

Atlanta-based Fuqua Development LLC’s plans for a $ 182.2 million project at the former Florida Times-Union site in Brooklyn will include a riverside restaurant in the first phase.

The downtown investment board voted 7-0 on September 2 to approve a $ 31.59 million incentive package for the project after delaying the vote for two weeks to push the developer to add the restaurant.

Council members David Ward and Craig Gibbs were absent.

Fuqua wants to demolish the TU building and replace it with One Riverside Avenue, a residential and commercial project along the Saint John River.

The project proposes to develop the western portion of the property, approximately 13.42 acres, in two phases. It includes a grocery store, retail stores and 271 apartments in two multi-family buildings.

The plan would also restore McCoys Creek and add a public park to the east side of the property.

The DIA board of directors tabled resolution 2021-08-01 on August 18 to negotiate the size, location and city-supported funding of the restaurant.

“This is not a facility operating three hours a day,” said Lori Boyer, CEO of DIA.

“We require it to be open six days a week, two meal times a day… to make sure this is truly the full service restaurant we were looking for. “

The Times-Union helipad is on the west side of the property.

The DIA lobbied for a riverside restaurant to open on the site as soon as possible.

The second phase includes a restaurant, but construction won’t begin until at least 2025 and is dependent on the city to complete the restoration and relocation of McCoys Creek.

The DIA agreed to grant the promoter a forgivable loan of up to half the cost of developing the riverside restaurant.

The loan cannot exceed $ 750,000, according to the term sheet negotiated by DIA and Fuqua.

Board member Oliver Barakat, who advocated for the phase one waterfront restaurant on August 18 with board member Bill Adams, said leaving the restaurant in phase two would have been “a huge deal. missed opportunity “.

The deal requires city council approval, but the addition of the restaurant increases the city’s incentive program for both phases from $ 30.84 million to $ 31.59 million.

Including:

• A 75% property tax refund on 20-year enhanced recovery of value, not to exceed $ 28,419,169.

• A completion grant not exceeding $ 1,719,320.

• A Restaurant Completion Grant not to exceed $ 750,000.

• Dedication of municipal rights-of-way valued at $ 545,000.

• A mobility expense credit of $ 160,651.

Fuqua plans to hire an apartment developer for the multi-family project.

According to the list of conditions, project developers will not receive the REV retail or residential grants if the restaurant is not built.

As part of the deal, the city would buy the proposed park from the developer for $ 6.04 million.


A riverside restaurant could be located at the property’s helipad.

Restaurant requirements

DIA conditions require that the restaurant can accommodate at least 100 people.

Fuqua offered two options.

If located on the property’s former helipad, the restaurant will have a minimum of 2,500 square feet of indoor space and no less than 500 square feet of outdoor service area.

If Fuqua decides to build it as part of a residential building, the conditions sheet states that the restaurant must have 3,000 square feet of enclosed space and no less than 500 square feet of outdoor waterfront service area. river.

The city will cancel the loan at 10% per annum if the restaurant operates at least eight hours a day and six days a week, according to the list of conditions.

If the restaurant changes operators, the city will allow it to close for up to 60 days before it affects the loan.

The deal requires the developer to receive final restaurant design approval from the Downtown Development Review Board within six months of purchasing the land with a deadline of April 30, 2022.

Fuqua and the DIA agreed to remove a damages clause from the deal that would have allowed the developer to earn up to $ 1,000 a day if the city failed to complete the McCoys Creek and site preparation for phase two by September 2023.

Instead, Fuqua will have the option of requiring the city to purchase the phase two land if the work is not completed within six months of the deadline.

The condition sheet states that the city must complete the design and receive all permits to relocate the creek within 12 months of purchasing the park, but no later than December 31, 2022.


A site plan for the Times-Union property with a park to the east.

Design issues

In a written statement, former American Institute of Architects president Ted Pappas of Jacksonville asked the DIA to reconsider Fuqua’s conceptual site plan that will replace the mid-century modern-style TU building, which was built in 1967.

Pappas criticized the plan as a “congested cluster of suburban structures”.

“The developer is seeking plentiful taxpayer funding for this project,” Pappas wrote.

“The whole city expects a lot from an iconic design solution for this project, which is positioned as the gateway to our city center. “

Nancy Powell, executive director of nonprofit advocacy group Scenic Jacksonville, read the statement to the board.

Barakat, board member Carol Worsham, and chairman Braxton Gillam agreed architectural quality is important for a downtown waterfront development, but said it was too early to judge Fuqua’s plans.

The developer hasn’t posted any renderings for One Riverside Avenue.

Worsham and Boyer noted that the quality of the design will be reviewed when the project is transferred to the Downtown Development Review Board.

“We see a sitemap that’s probably not final, it’s very conceptual, and those of us as designers, architects or engineers or landscape architects look at it and think, ‘I want more. “I think the devil is in the details,” Worsham said.

Barakat said he agreed that what Fuqua presented “looks like a high-density suburban site plan,” but said the site has constraints such as the necessary corridors with views of the river and McCoys Creek.

Gillam said he was frustrated with public criticism of a “conception that has yet to happen”.

He said the development takes “unused and dilapidated-looking buildings” and redeveloped part of the site into a public park of at least 4.5 acres with improved community access to the St. Johns Creek and River.

The deal goes to the mayor’s budget review committee before Boyer files legislation with council for a final vote on incentives.

Lox Council Approves Groves Town Center Site Plan

By Site plan

On Tuesday August 17, Loxahatchee Groves City Council approved site plan changes for the 4.6-acre downtown portion of the 90-acre downtown Groves project, located at the north corner -est of Southern Blvd. and Road B provided that the horse trailer parking lot is moved to another location.

The approval was for the construction of Groves Town Center Drive off Southern Blvd. east of the Aldi grocery store at a roundabout that will have extensions to the east, north and west across the site. The site plan includes stormwater drainage, wastewater and other infrastructure for the entire site.

“As part of this approval, we need to get site plan approval for the downtown site plan, and that’s why we’re here tonight,” said Taylor Parker, engineer in charge of the project. . “We are asking for an equestrian car park which will be fenced. “

The applicant also proposes a network of sidewalks to wrap around the pod to provide connectivity.

“The main lift station is in the north central boundary of the site,” Parker said. “This lifting station will be used for the overall development of the main PUD for the sewer service.”

She also presented a conceptual landscaping plan to be included in the first phase of construction.

City Councilor Phillis Maniglia said the developer-built equestrian trail still presented some dangers. Parker said the owners were working with a landscaper to clean up the trail.

Maniglia also asked about the previously approved equestrian bridge connecting the development to other trails in the city.

“As for the bridge, it is part of the first phase of construction. It has already been designed by a pre-fabricated bridge company and is in the approval process, ”Parker said.

The portion of the sewage lift station that is above ground will be on land 30 feet by 40 feet with a 40 foot long, 7 foot utility easement leading to it. It will serve all users in development.

Mayor Robert Shorr opposed horse parking and a ski lift station in what he understood to be a public meeting space.

“I’m not at all excited about it,” Shorr said. “I look back towards the original center with a large open space [for] public service, and now it’s just been boxed. Who came up with the idea of ​​the horse caravan parking lot? It serves such a narrow range of people, and it’s right in the middle of traffic. “

Parker said the idea came from the developer’s meetings with city advisory boards and staff.

Shorr said he didn’t like the idea of ​​a sewage lift station located in an area intended for outdoor public enjoyment.

Parker said the location of the lift station is ideal for efficient gravity drainage of any buildings it will serve.

“This is the most central location that would provide adequate flow and drop for all individual pod users,” she said.

City manager Jamie Titcomb said the idea for an equestrian parking lot in this area came from the Roads, Equestrian Sports, Trails and Greenways Advisory Committee as the equestrian bridge would lead to a start of the trail.

“The layout of the parking lot has been designed,” Titcomb said. “It flowed with the overall engineering of it all. Keep in mind that the city has never seen a lifting station on the central nacelle. This is a new element.

Parker said the developer believes there is a need for an equestrian parking area.

“The reason it was placed there is that the crossing point, which is in the main PUD, is adjacent to this location,” she said. “This is where the entrance is.”

Shorr said he would like to approve the infrastructure plan so as not to delay the project and suggested moving the horse parking lot to another location on the site.

After more discussion, Deputy Mayor Laura Danowski brought forward a motion to approve the site’s infrastructure plan, adding a condition for trailer parking to be moved and brought back to the council at another location, which won 5- 0.

Sudbury Council supports transitional housing plan and may apply for funding

By Site plan

Greater Sudbury City Council has approved the location of a transitional housing project and can now apply for federal funds earmarked for rapid housing for the project.

The council approved a plan at its August 17 meeting to build up to 40 units on Lorraine Street, near Lasalle Boulevard. and Avenue Notre-Dame, northwest of downtown.

This step will allow Greater Sudbury to request $ 7.4 million in funds already set aside for the city as part of the second phase of the Canada Mortgage and Housing Corporation’s Quick Housing Initiative.

“The Lorraine Street site essentially provides a blank canvas for a purpose built complex that incorporates the needs of community partners in development,” said Tyler Campbell, Director of Social Services for Greater Sudbury.

Funding requires units to be ready within 12 months and the city says it hopes the facility will be ready for those in need in Greater Sudbury by the end of 2022.

Urgent housing needs exist in Sudbury

Greater Sudbury is one of 30 communities identified by CMHC in Round 2 of its Rapid Housing Funding as having the most urgent housing needs. The criteria include the number of people waiting for accommodation and the average cost of accommodation.

Sudbury also has a lack of supportive housing infrastructure, which the report to council cited as one of the city’s biggest hurdles. CMHC named Sudbury as the shortlisted municipality for affordable housing funds on July 20.

Councilors Fern Cormier, Joscelyne Landry-Altmann and Deb McIntosh have long advocated for transitional housing. The Board unanimously approved the business case for a transitional housing site during its 2021 budget process, including construction costs and operating funds to both manage the site and provide a clinical treatment team to residents.

The city expected construction costs to exceed $ 10 million for a 40- to 60-unit building, and CMHC’s pledge of $ 7.4 million would help offset that amount for a 40- to 60-unit building. maximum accommodation.

Lorraine Street’s proposal obtains unanimous support

Council unanimously approved the proposed site for a transitional housing complex on Lorraine Street, allowing municipal staff to apply for the reserved funds from CMHC. The short six-week window to apply meant staff had to limit their search to municipality-owned properties with compatible zoning, services and size.

The other option shared in the report, as a less desirable option, was 1127 Bancroft Drive. This is the site of the former Saint-Jean school, currently used for other purposes.

The Lorraine Street property has plenty of space and the potential for future expansion, access to transportation and social services, and is close to other permanent housing options, possibly facilitating transitions from supportive housing to supportive housing. longer term options.

The site also includes many green spaces, important for fostering healing for Indigenous residents, as the city heard during the business case consultations.

Cormier asked where the balance of funds would come from, as the city had initially forecast construction costs to reach $ 10 million.

Campbell said the Aug. 17 report was intended only to secure funding from CMHC and that council would later receive more detailed cost estimates and possible sources of funding for consideration.

Cormier asked if the current federal election could jeopardize funding in the event of a change of government. Campbell said the city has yet to receive funding, but further discussions have suggested funding may be stable due to Sudbury’s identified needs.

Campbell said the proposal to offer in-house support services would also mean people with the most complex needs would be prioritized for this site.

Staff told the meeting that there are approximately 45 to 60 days before CMHC confirms funding.

The sitemap for the Nueva Vista projects shows more than 620 lots for the houses

By Site plan

The site plan for the development which includes the Nueva Vista golf course is in place, and the result is over 620 lots for homes and three for shopping malls.

The site plan was due to be presented to the city’s Planning and Zoning Commission by 3:30 p.m. Monday. However, this was postponed as a sitemap change was made this week.

The sitemap is the next step in the saga between the developers of the course – which includes the Nueva Vista golf course – and residents of the neighboring areas of Grasslands Estates and Grasslands Estates West.

Residents of surrounding neighborhoods were concerned about the elimination of the golf course, specifically the green space. Among the concerns was flooding, as water areas on the property have been reported to overflow when Midland receives substantial amounts of rain – sometimes severely.

The site plan shows areas of green space on the east and south sides of the property. The number of lots on the site map shows 76.32 acres of green space.

The plan also shows 626 lots for all types of housing. Most of the lots are dedicated to townhouses (180) on the north side of the property. Row houses are shown to be on lots 30 feet wide.

There are 110 lots designated “single family-1” or these larger lots up to 80 feet wide. These larger lots are found along the border of the houses inside the property – the houses closest to the Grasslands Estates areas.

There are 147 “single-family-2” lots (or those up to 65 feet wide) and 134 “single-family-3” homes (or those 50 feet wide). These houses are located in the center of the development.

The sitemap also shows 55 lots for townhouses or gardenhouses (those that have no lot lines). There is also a business center and three lots at the far north of the retail development.

“(The plan) is designed to look like a lot of green space because the SF-1 lots are colored a similar green to the surrounding green space,” said Autumn Winkles, with the Fore Midland organization. , in an email. ” It’s frustrating. Not to mention the high density of houses crammed into the area. … I believe that due diligence is not being applied and that the existing communities of the Midland will be the ones who pay the price if it is not done correctly.

Fore Midland officials believe the best use of the land is for it to become a “multi-functional green space that can continue to capture runoff from surrounding areas,” Winkles said.

Amy Stretcher Burkes said council members said they were contacted about this issue more than others while they were on city council. She added that there are over 1,500 signatures at www.savenuevavista.com. The petition calls on city council to save the green space and stop annexation and rezoning. This issue is of great public interest and more and more people are getting involved on a daily basis.

The sitemap for the development indicates Midland-Odessa Golf Corp. of Odessa as owner and Parkhill, Smith and Cooper as an engineer.

Type # of lots acres

Green space 4 76.32

Accreditation center 1 1.99

LR (detail) 3 7.87

SF-1 110 27.19

SF-2 147 29.81

SF-3 134 19.77

Townhouse 180 15.06

Townhouses / garden houses 55 8.13


Dexter Planning Commission reviews final site plan for new condos

By Site plan

By Doug Marrin, STN reporter

At its meeting on August 2, 2021, the Dexter Planning Commission reviewed the final site plan for Millennium Place.

The proposed condo development is located on Grand St across from Grandview Commons, and developer Marhofer Campbell Development Company LLC builds the condos with active adults and professionals in mind.

Millennium Place will be located at 7960 and 7956 Grand St, across from Grandview Commons. Photo by Doug Marrin.

Millennium Place will be built on 0.71 acres. The three-storey, 41,586-square-foot building will have 23 one, two and three-bedroom units. Three main floor condos facing Grand St. will be two story townhouses. The remaining units will range in size from 774 square feet to 1,405 square feet.

“In addition, the development will effectively consolidate two odd-sized plots into a single cohesive and attractive residential complex that harmonizes with the neighborhood and the city’s master plan,” said Community Development Director Michelle Aniol in her commentary. report to the Commission.

View of Millennium Place from Grand St. Preliminary rendering by Jeffery A. Scott Architects PC

A 2015 Dexter City target market analysis showed a growing desire for people to live close to city centers. More and more people are drawn to the amenities that a downtown area offers, including restaurants, entertainment, shopping, health care, parks, and access to public transportation. Millennium Place is designed with these interests in mind.

“The proposed design of Millennium Place aims to create a visually cohesive group of units, with variety and character that complements the neighborhood,” says Aniol in her report. “The orientation of the development on the road improves the possibility of walking along Grand Street. The small private patios of the townhouse units adjacent to the sidewalk create a cohesive visual landscape buffer while encouraging interactions between residents and passing pedestrians. Keeping the parking lot located primarily out of sight at the rear of the building also improves the streetscape.

The 0.71 acres combine two oddly shaped lots into one usable plot. Image from Google. Editing by Doug Marrin.

Plans also include an open green space and patio to accommodate picnic tables around a rain garden to encourage active and passive use. Nineteen trees will be removed for construction replaced by 26 trees and 33 shrubs.

In her report, Aniol lists the benefits of the new condos for Dexter, including:

  • Facilitate the goals and objectives of the City’s master plan.
  • Improve the landscape of Grand St.
  • Increase the city’s tax base.
  • Encourage further redevelopment.
  • Improve the value of surrounding properties.
  • Increase the customer base for Dexter businesses.

The Planning Commission approved the final site plan with conditions by 6 votes to 1. These conditions can be found on page 97 of the meeting file posted on the Town’s website.

The next step for final approval will be the presentation and approval of the plan by city council.

SELLERSBURG NEWS: Wendy’s sitemap approved; Funds Sought for Town Center | News

By Site plan

SELLERSBURG – The Sellersburg Planning Commission last month approved a site plan for the construction of a Wendy’s restaurant on the corner of Camp Run Road and County Road 311.

The fast food chain could be open by the end of the year, and its addition marks a milestone for the city of Clark County.

“This will be the first project built in the city’s new Gateway Overlay District under the recently passed Unified Development Ordinance,” said Charlie Smith, City Manager of Sellersburg.

The city is moving forward with several aspects of its comprehensive Sellersburg 2040 plan. In its bid for the state’s Regional Economic Acceleration and Development Initiative, or READI, Sellersburg is requesting $ 7.7 million to its downtown district.

The money would be used for the properties and rights-of-way needed to develop road connections, utilities and stormwater improvements.

“In 2021, the city launched the impactful regional initiative to attract retail users, medical offices, professionals and various housing options to the downtown district,” Sellersburg officials wrote in the grant application. .

They discussed the construction of Camp Run Road and the goal of developing the Interstate 65 Exit 9 and Ind. 60 into a “one stop destination for southern Indiana”.

“The planned addition of daytime professional businesses balanced by mixed-use housing creates the opportunity for a unique live work and play neighborhood unlike anything else in Southern Indiana.” , wrote those responsible in the application. “Unique zoning codes focus on connectivity while improved architectural standards set this neighborhood apart from projects commonly seen in traditional southern Indiana shopping districts over the past 50 years.”

Other governments and organizations in southern Indiana are seeking READI funds of which $ 50 million could be allocated to the region.

Sellersburg is also seeking $ 16.6 million through the National Water Infrastructure Fund for sewage, stormwater and water improvements.

For existing businesses, the city is pursuing a subsidy program for the improvement of facades and signs.






Charlie smith


“The goal is to support growth and investment within the community and to help businesses make improvements under the recently adopted updated zoning codes,” Smith said.

“Examples of potential projects include exterior painting or repairs, landscaping, general exterior improvements and rehabilitation, signage and awnings. “

The Sellersburg Redevelopment Commission was expected to consider approving the program this week. If it passes the commission, Sellersburg City Council will be asked to provide funding for the remainder of this year and 2022.

Councilor Terry Langford, who is also a member of the commission, is the sponsor of the proposal.

“The board is open to the program and thrilled to receive the official request from RDC,” Smith said.

Site plan approved for mixed use building in Uptown Westerville

By Site plan

A vacant structure at 32 W. College Ave. is about to be demolished and replaced with a three story mixed-use building with retail or commercial on the first floor and apartments on the second and third floors.

The Westerville Planning Commission approved on July 28 a site plan for a proposed 12,483 square foot, 0.17 acre building in the Uptown neighborhood of plaintiff Randall Woodings of Kontogiannis & Associates, Columbus.

Voting yes were Paul Johnson, chairman; Craig Treneff, Brian Schaefer, Kristine Robbins, Dave Samuelson and Kimberly Sharp. Steven Munger was absent from the meeting.

A public hearing was held regarding the redevelopment, but no one commented.

Members of the Commission also did not comment on the request, as it had been discussed at a previous meeting. The project is now going to the Uptown Review Board for action; Action by Westerville City Council, including sale of property; an application for an engineering permit; and an application for a building permit.

A report from Bassem Bitar, the planning director for Westerville, said the plaintiff signed a contract to purchase and redevelop the Uptown plot, which is owned by the city.

He said city staff have recommended approval of the application, while acknowledging that off-site improvements and access easements will need to be finalized.

The intention is to demolish the existing structure and build the new three-story mixed-use building, according to Bitar.

According to the proposed plans, the first floor would be dedicated for commercial or commercial use, while the second and third floors would house a total of four residential units.

The first floor area would be 3,253 square feet, including a lobby, elevator, staircase and other fixtures associated with upper floors, and approximately 2,670 square feet for retail / commercial use.

The space for the upper floors would be larger at 4,615 square feet on each floor as they would extend beyond the footprint of the first floor on the north side of the building, allowing for parking spaces below, according to a report to the city.

The building would be of brick veneer with a height of approximately 37 feet.

The proposed site plan also includes some off-site improvements, such as an outdoor seating area along the front of College Avenue as well as a six-foot-wide sidewalk along the east side of the building.

The staff report indicates that the existing structure was built as a residence in the early 1900s and converted to commercial use on the first floor, possibly in the 1970s.

More recently it housed a bookstore called The Book Harbor with an apartment on the second floor.

The city acquired the vacant building in 2014 to allow for its future redevelopment in a way that aligns with the parking and lane system improvements recommended in the Uptown plan.

Earlier this year, Woodings submitted concept review requests to the Uptown Review Board and the Planning Commission and received a favorable response.

In the minutes of a March 24 planning workshop, Treneff said he was very supportive of the redevelopment and noted that the city was looking to reuse this site.

He said it was an exceptional proposition.

Robbins said she understood it would be too expensive to try to renovate and use the house in its current state.

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@ThisWeekMarla

An Austin developer’s sitemap for a bank branch was approved at last week’s Planning and Zoning Commission meeting.

By Site plan

Illustration of the characteristic: Elevation of the building for the bank proposed by Mustard Design.

Posted: 7-27-2021

by Art Benavidez

Georgetown (Williamson County) –An Austin developer’s site plan for a bank branch was approved at last week’s Planning and Zoning Commission meeting.

The 0.74 acre (32,371 sq. Ft.) Property is undeveloped and is located at 405 S. Austin Avenue in the central part of town.

Scott Carr proposes to construct a three story office building with a bank lobby, totaling 29,619 square feet. The project, known as Bank R, will belong to the entity registered as Carr Ryan RE 4, LLC.

The site plan proposed 91% waterproof coverage (0.68 acres or 29,619 square feet). It includes a two-lane driving bank section, surface parking for 46 vehicles, monumental signage and a natural stone retaining wall. The building will be 40 feet high, reaching 49 feet with the tallest parapet.

Sitemap.

Carr hired Mustard design d’Austin, landscape architects Studio 16:19 from Round Rock and Austin-based civil engineers Steger Bizzell, who also served as surveyors.

This had been the third review of the application and is now heading to city council for final approval.

VBX Project ID: 2021-5680


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An Austin developer got his site plan for office development approved at a recent city council meeting.

By Site development

Illustration of the feature: an artist rendered by Cornerstone Architects of the proposed office building.

Posted: 07/22/2021

by Art Benavidez

Bee Cave (Travis County) – An Austin developer had his site development plan approved for office development at a recent city council meeting.

A previous site plan, approved in 2018, expired in March due to lack of work on the site or an extension request, forcing DK Smerlin, LLC, the developer, to reapply.

The scope of the project for Juniper Traces Office remains the same. The concept is a two story office building with a driveway, detention area and 47 parking spaces on one acre lot. Associated infrastructure includes drainage, water quality controls, and other utility improvements.

This lot is located at the end of Juniper Trace, near the Primrose School at 3805 Juniper Trace in the northeast part of town.

The building footprint is 6,527 square feet and the gross floor area of ​​the building is 12,347 square feet.

The height of the structure varies slightly, ranging from 33 feet-6 inches to 35 feet. The roof system was designed to extend beyond the exterior walls to provide a canopy supported by steel bracing.

The building will be constructed with the following elements: stone, stucco, metal and glazing.

The project team consists of companies based in Austin, Engineer Murfee Engineering Company, Inc. and All Star Land Survey, and companies based in Bee Cave Cornerstone Architects and Schoenfelt Engineering, Inc.

VBX Project ID: 2021-551E


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Development plans for former women’s prison site seek city approval

By Site development
Union Park Kingston development drawing. Image via Siderius Developments.

A new planned community, Union Park Kingston, has sought City Council approval to develop 40 Sir John A Macdonald Boulevard, the former location of the Prison for Women.

According to a statement from Siderius Developments Ltd., dated Tuesday, July 20, 2021, the $ 143 million development will include senior housing, residential condominiums and a hotel, and the proposal is being uploaded to the development. and the City of Kingston Services (DASH) Hub.

The proposed development has the potential to establish a cornerstone of the Portsmouth Village community, providing housing, employment, and neighborhood business and retail services that would allow seniors to age in place and create life-work-play-age opportunities, the developers said. Union Park’s overall vision, according to the release, is to create a compact, carefully designed community with a healthy mix of uses, pedestrian-friendly public spaces and context-sensitive buildings.

Requests to amend the official plan and zoning by-law, as well as a draft plan of subdivision have been submitted to the City of Kingston. These multiple requests require City Council approval, which will include public engagement. Submitting these nominations is just one of the first steps to take and, the developers said, Union Park looks forward to connecting with the community throughout the process.

The 8.1 acre property is located at 40 Sir John A Macdonald Boulevard. The property is bordered by Union Street to the north, Sir John A MacDonald Boulevard to the east, King Street to the south and the village of Portsmouth and the harbor to the west. It will be adjacent to Duncan McArthur Hall at Queen’s University and the Correctional Service of Canada Museum. The site was once home to the Prison for Women, which opened in 1934 and closed in 2000.

Union Park is located on the traditional territories of the Anishinaabe, Haudenosaunee and Huron-Wendat. These lands are also now home to a diverse community of First Nations, Métis and Inuit. This recognition is a sign of recognition and respect for the Aboriginal people living in this region.

About the project

“Union Park Kingston will reinvent the potential of this site by creating a vibrant mixed-use neighborhood for the benefit of all of Portsmouth’s existing neighbors, Kingstonians in general and the hundreds of people who will live and work in Union Park,” said Nate Doornekamp with Siderius Developments. “The Former Women’s Prison is an important historic building that is functionally obsolete and has been on contaminated land for twenty-one years. We respect the history of this site and intend to develop it in a sensitive and responsible manner. The opportunity now exists to transform this property into a storefront that will enhance and add to our community for many years to come.

According to the statement, Union Park Kingston will rejuvenate a historic and significant property in the village of Portsmouth, close to downtown Kingston, Portsmouth Olympic Harbor, major roads, Queen’s University, St. Lawrence College and the hospital campuses, to name a few. The developers said the proposal would strike the right balance between providing much needed community services while respecting the history of the site and the region.

“Our plan leaves three-quarters of the land in open space, including public parks, footpaths, expansive yards, streets and sidewalks for the enjoyment of the public, including the most coveted part of the site with the best views. on the water, ”added Doornekamp. “We believe this plan is appropriate for the neighborhood in terms of scale and proposed mixed uses and will be a positive addition to the Village of Portsmouth. This proposal would provide the village with much needed housing, small retail and commercial services, parks and other benefits.

Project amenities

During the three planned phases, the development will include:

  • a community of continuum of care for the elderly,
  • residential condominium units,
  • hotel,
  • a park and a connecting path between Union Street and King Street,
  • a healing garden,
  • commercial space on the ground floor,
  • a public art wall, and, in the last phase,
  • a future mixed-use residential building.

“Our proposed retirement community offers seniors more than just a place to live – it gives them a place to enjoy life,” said Steve Strong, COO of Signature Retirement Living. “We want our residents to feel right at home, whether they are renting one of our fully self-contained apartments with a variety of age characteristics, or living in our full service retiree residence with a lifestyle all inclusive that has been designed to meet their needs. Needs. Our mission is to provide an enviable level of service in a positive, dynamic and caring environment that is as beautiful as it is welcoming.

Strong added, “We have enjoyed our experience building and managing our retirement residence in West Kingston. It has been well received by the community, and we are delighted with this opportunity to meet the housing and care needs of the elderly in downtown Kingston.

Union Park Kingston development drawing. Image via Siderius Developments.

Redevelopment process and considerations

The City’s review and approval process is expected to take a year. Meanwhile, Siderius will continue to engage with residents, landowners and neighboring businesses; heritage groups in the Kingston area; the Memorial Collective of the Prison for Women; and other community groups.

“As the current stewards of the property, we continue to listen to those who have had an experience at the Prison for Women to create a healing garden with their help and involvement,” Doornekamp added.

The Union Park Kingston team recognizes that this property has heritage attributes that must be fully considered as part of the development process. To this end, Siderius engaged two well-respected heritage consultants – John Stewart of Commonwealth Historic Resource Management and Barry Padolsky of Barry Padolsky and Associates – to develop a heritage strategy for the property and heritage impact statements for each building. , according to the press release. .

“This is a unique and special property, and everyone involved in the Union Park Kingston project wishes to respect and protect the heritage and history of the property,” said John Stewart. “We are working with Siderius and the City of Kingston to ensure that the plans meet the heritage objectives of the City, the requirements of the Ontario Heritage Act and the heritage requirements of Parks Canada.

A website, unionparkkingston.ca, and an electronic newsletter have been launched to provide information on Siderius’ plans and opportunities to provide feedback to the community.

Leander: Austin Developer Brings 38,000 Square Foot Commercial PUD to City

By Site plan

Featured Photo: Stantec’s conceptual site plan for the proposed PUD.

Posted: 07/19/2021

by Art Benavidez

Leander (Williamson County) – An Austin developer received approval for a conceptual site plan for an 8.5-acre Planned Business Unit (PUD) development at last week’s city council meeting.

The vertical construction will include several buildings totaling approximately 38,000 square feet. The property has also been converted from Urban Core (T6) to PUD, with Basic General Commerce (GC) zoning.

The undeveloped project site is located northeast of the intersection of Hero Way and US Highway 183.

Street view from the site. Image: Google Streets.

Lance Hughes proposes to develop the PUD, Leander’s Market, through the entity Transit Village Investment, LTD.

Tonya swartzendruver, urban planner in the Austin office Stantec, represented the Project and stated that Hughes proposes to divide the Project site into five plots.

“These lots will be enhanced with a 15,000 square foot commercial tenant, a multi-tenant store building and three stand-alone buildings that are expected to be occupied by food, financial, retail and / or service businesses,” a- she said in a letter submitted to the city. .

Stantec has published a conceptual sitemap with the following specifications:

  • Lot A (2.3 acres) 7,900 sq. Ft. ca., 82 parking spaces
  • Lot B (2 acres) 15,000 sq. Ft. Building. ca., 148 parking spaces
  • Lot C (1.7 acres) 8,300 square foot building, 97 parking spaces
  • Lot D (1.2 acres) 3,500 sq. Ft. Building, 36 parking spaces
  • Lot E (1.3 acres) 3,500 sq. Ft. Building, 40 parking spaces
  • Outdoor play area
  • Landscape buffer zone along the eastern boundary of the property
  • Proposed pylon signage

Stantec is also using its San Antonio office for the project. The PUD requires 90% of masonry buildings.

The development is currently in discussions with tenants Hat Creek, Sherwin Williams, Torchy, Pluckers/Walk on and Specifications among others.

VBX Project ID: 2021-53A5


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Bee Cave Council Approves Preliminary Site Plan for The Backyard

By Site plan

On July 13, Bee Cave City Council approved a preliminary site design for The Backyard mixed-use development. City staff will now work with developers to approve construction plans. (Courtesy of JPD Backyard Finance)

During a large Bee Cave City Council meeting, council members unanimously approved two actions on July 13 regarding two major and much-discussed multi-use development projects in the city: the village of Spanish Oaks and The Backyard.

First, council members approved the creation of a Public Improvement District, or PID, for the 80-acre development of The Village at Spanish Oaks. While several remaining steps are needed to formalize the PID, council approval allows the city and developers to issue bonds to raise funds for improvements within the PID, said Clint Garza, director of Bee Cave. City. And the bonds issued would be repaid through appraisals paid only by landowners living in the PID, which covers the same area as the village of Spanish Oaks.

“The council will vote at some point in the near future whether to issue debt,” he said.

Jack Creveling, senior vice president of real estate for the site’s developer, CCNG Inc., said during a presentation to the board that funds generated by PID would be used to purchase improved materials, such as stone pavers. brick and stone used in the construction of roads and walkways in the development of the village of Spanish Oaks.

Second, board members approved a preliminary platform for The Backyard, and in doing so, paved the way for City of Bee Cave staff to begin discussions with developer, JPD Backyard Finance LLC, on plans for specific construction and, finally, a final platform for the 35- one hectare site. Plans for the site include a 3,700-seat amphitheater, dance hall, stores and parking garages.

Notably, the council-approved preliminary platform includes the staking of a new segment of a planned central artery from Bee Cave known as the Willie Way. During the Backyard site design discussion, city staff told Bee Cave council members at the July 13 meeting that Travis County Emergency Services had released the name Wille Way to the use of the town of Bee Cave.

In April, the town of Bee Cave opened a segment of Willie Way to motorists that connects Bee Cave Parkway and Ladera Boulevard. At that time, city staff were concerned that the street name would need to change as Travis County said the name was already in use and could not be repeated due to possible confusion with city departments. 911 emergency.

“They [Travis County] I thought it was booked, but now they’ve released it to us, ”Garza said after the meeting. “That’s excellent news.”

As envisioned by civic and business members of the community, Willie Way would ultimately extend from Ladera Boulevard north to the highway. 71 south through The Backyard development. JPD Backyard Finance is currently negotiating with a neighboring landowner to establish such a connection, municipal staff told the council at the meeting.

In the preliminary flat board approved on June 13, Willie Way extends south of Bee Cave Parkway, through The Backyard development, and intersects with another proposed road tentatively named Live Oak Lane. This yet to be built road, which staff say may have its own naming issues, would connect to the western parts of the development where office buildings and a hotel are planned.

Bee Cave Arts Foundation

In other cases, the Town of Bee Cave has approved spending $ 50,000 in hotel occupancy tax revenue with the Bee Cave Arts Foundation. The approval came after a lengthy discussion among board members on how to approach an initial request for $ 140,000 from the foundation made by its representative, Deby Childress. The funds would be used for planning a second festival of lights, known as BuzzFest. The first BuzzFest took place in December 2020.

The decision to spend the tax funds with the foundation was only made after extensive discussions among the board members on how the foundation should go about raising funds to cover the estimated total cost of the Buzzfest and how demand impacts the city’s available hotel tax budget. $ 120,000 for the promotion of the arts.

During the foundation’s presentation, council learned that approximately 19,000 people attended BuzzFest over a three-day period in December 2020, and Mayor Kara King said the Hill Country Galleria and its tenants benefited from this pedestrian traffic. Thus, the Hill Country Galleria should help fund the next BuzzFest, which is tentatively scheduled for February 2022, she said.

“I feel like the Galleria has benefited greatly from what all of you have brought to the Galleria,” King told Childress. “They made record sales. I hesitate to devote our total budget to a single event. There might be other things we would like to have money for.

Ultimately, council voted to approve $ 50,000 with the understanding that the arts foundation would return to council at its August 10 meeting to further discuss the funding options available for the town of Bee Cave.

Council member Jon Cobb said it was important to support the foundation for the arts and BuzzFest so that it can become an event that can more easily attract private funding.

“For me, it’s the kind of thing that makes me think differently,” he said. “For me there was a really cool vibe. I’m excited and I think there is an opportunity for this to be huge.”

City Council approves Fareway site plan; Beaverdale store opens in 2022

By Site plan

The construction of a Fareway Meat Market at 2716 Beaver Ave. in Des Moines is slated to begin this year after city council approved the site plan today. Architectural rendering by Simonson & Associates Architects LLC

A proposal to build a Fareway meat market in the Beaverdale neighborhood of Des Moines overcame a final hurdle today when city council approved the development site plan, reversing the plan and the zoning commission’s denial plan.



“We saw the excitement [for the development] just explode in Beaverdale, ”said board member Bill Gray, who represents the area. “It’s exciting to see the work being done to get something [the neighborhood] it will be a great magnet for businesses in Beaverdale.



The project, proposed at 2716 Beaver Ave., has been controversial since it became public that the Boone-based grocery chain planned to raze a house at 2723 41st Place to allow more parking for the store and improve traffic flow.



The parking lot includes a driveway on 41st Place and Urbandale Avenue. Neighbors were bitter about having more traffic on residential street at 41st Place. The zoning commission rejected the plan earlier this spring. But after Fareway made changes, the plan was approved by the board.



In June, the zoning commission rejected Fareway’s design of the 7,800 square foot building planned for the southwest corner of Beaver and Urbandale avenues where a vacant bank branch building currently sits. It was proposed that the store have only one entrance instead of at least two as required by city zoning standards. Additionally, concerns were raised that the building was incompatible with other commercial buildings in the Beaverdale area.



Fareway, after his officials met with those in town, agreed to replace the non-transparent spandrel glass windows with ornamental red bricks to better “accommodate the vibe of the” Beaverdale “neighborhood. according to a letter to the town of Fareway. He also added raised windows to the sides of the building that face Beaver and Urbandale avenues.



The grocer also made changes to the store entrance, giving it a more urban look, according to the letter.



However, the grocer was adamant that he would not add another entrance to the building due to safety and liability concerns. Additionally, “another entry is reducing our operational footprint, as we would have to cut commercial layouts, and further diminish the functionality of an already difficult development site,” wrote Koby Pritchard, attorney and property manager for Fareway, in the letter to the city.



The board, in a 6-0 vote today, approved the site plan and building design for the store. Mayor Frank Cownie was absent.



After the meeting, Garrett Piklapp, executive vice president of Fareway, said the grocer has been planning to build a store in the Beaverdale neighborhood for more than a decade.



“We worked on a lot of issues and the process did exactly what it was supposed to do – provide full transparency to the neighborhood and give people a chance to have their say,” he said.



Piklapp said the old bank will be demolished in the coming weeks. Construction of the store will begin once the debris has been removed from the site, he said.



According to the letter to the Town of Pritchard, construction materials have been ordered for the project, bids awarded and contractors planned.



The new store is slated to open in 2022, Piklapp said.

Venice town planning council to review site plan for rehabilitation hospital

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VENICE – The Venice Town Planning Commission will examine the site and the development plan of a offer a rehabilitation hospital with 42 beds which would be operated by Post Acute Medical, just south of the new Sarasota Memorial Hospital Venice campus.

The proposed five-acre campus would house a 48,600 square foot facility and include a therapeutic garden. The entrance would be off Curry Lane, which is on the east side of Pinebrook Road, just south of the Sarasota Memorial Hospital Venice Campus

The proposed PAM rehabilitation hospital in Venice would be the first of its kind opened in the state of Florida by Post Acute Medical in Enola, Pa.

This rendering shows a patient wing of the Post-Acute Medical Rehabilitation Hospital Project.

Post Acute also operates the PAM Specialty Hospital in Sarasota at 6150 Edgelake Drive, Sarasota, north of Bee Ridge Road and east of Interstate 75.

The inauguration of the rehabilitation hospital is slated for the third quarter of this year and completion is expected by the end of 2022.

The Venice facility would also offer outpatient rehabilitation services.

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Sarasota Memorial’s 365,000-square-foot full-service hospital is slated to open by the end of this calendar year, with construction slated for late 2022.

The proposed rehabilitation hospital is immediately east of a medical complex project which would be located on an adjacent 10 acre property owned by Casto Southeast Realty.

At least two other medical office buildings are targeted for separate plots in Sarasota County, on the north side of Laurel Road, west of the hospital.

This rendering shows the ambulance entrance to the Post Acute Medical Rehabilitation Hospital Project.

The planning committee meets at 1:30 p.m. in the City Council Chamber of Venice City Hall, 401 W. Venice Ave., Venice.

The public hearing on the site and the development plan is the first item on the agenda, after approval of the minutes.

Some members of the town planning committee can participate via Zoom.

The meeting will also be simultaneously broadcast live on the City’s website and via Zoom.

You can listen to the meeting by phone by dialing 1-929-205-6099 and when the meeting ID is requested, enter 856 0118 4333 then press the # key.

It can be viewed online at https://venice.legistar.com/Calendar.aspx. Click on “In progress” on the far right of the Town Planning Commission meeting on that date.

Public comment can be provided in writing to [email protected] or by regular mail to City Clerk Lori Stelzer, 401 W. Venice Avenue, Venice, FL 34285.

Provide your full name and home address and, if you are a city business owner, provide the business name and address.

All comments received by noon on June 1 will be distributed to Planning Committee members and appropriate staff prior to the start of the meeting.

For Zoom, the meeting link https://us02web.zoom.us/w/85601184333 or on a Zoom application with the ID 856 0118 4333.

To request a virtual speaking, you must complete the Request to speak form, available at the address http://venicefl.formstack.com/forms/requesttospeak.

You must complete all required information or the form cannot be submitted.

Those in attendance in person can fill out a speaker card at the meeting, though the city still encourages virtual participation due to COVID-19 social distancing.

For more information or for assistance with questions for public comment, contact Lori Stelzer, City Clerk, [email protected] or 941-882-7390. For questions about connecting to the meeting: Christophe St. Luce, Chief Information Officer, [email protected] or 941-882-7425.

Earle Kimel primarily covers southern Sarasota County for the Herald-Tribune and can be contacted at [email protected] Support local journalism with a digital subscription to the Herald-Tribune.

Planners to Consider Addition of Site Plan Review | Local news

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With the increase in residential developments that do not meet the requirements of having to be approved by planners and the influx of high-density subdivisions, members of the Crossville Regional Planning Commission on Thursday approved a resolution that would resolve the issues. two problems adding a site review process. .

Actions taken at the regular meeting in May do not set a plan, but require city staff to consider what best meets the needs of city residents through a plan review process. implantation.

Currently, developments that do not involve the division of property are not presented to the Planning Commission.

State law gives planners the power to require developers to submit a site submission and approval outside of the requirements of subdivision ordinances and regulations.

Several apartment complexes, grouped housing and / or larger subdivisions with minimum size lots are being installed. Some amenities such as sidewalks are missing from the amenities and proper repairs for fire equipment and school buses are missing.

Recently, city staff noted:

• Population densities higher than those of a standard subdivision, which can put strain on existing infrastructure such as roads, sewers and aqueduct; and,

• Several un-subdivided developments have experienced an increase in population density greater than ten percent compared to that of standard subdivided subdivisions;

As a result, these developments do not include:

• Appropriate returns and spacing;

• Open space for recreational area;

• Sidewalks;

• Utility easements;

• Fire hydrants for adequate protection against fire;

• Turnaround areas suitable for the circulation of fire trucks and school buses; and,

• Driveway to the public right-of-way.

Other items that could be included in the site plan review requirement could include:

•Car park;

• Landscaping features;

• Garbage collection areas; and,

• Impermeable area and stormwater management works required.

Last week’s action kicks off a study into what might be needed to protect the city’s citizens and infrastructure.

In the other items on the agenda, the following took place:

• APPROVED requested annexation and service plan for 8.79 acres in The Gardens Phase 8 Plat 4-A. The property will have access off the highway. 70 W. and Northside Dr. The service plan is a routine plan with planners recommending this plan and annex to City Council.

• APPROVED preliminary plan for a subdivision of 43 lots off Sparta Dr. identified as Sky View Meadow. This development will include approximately 1,500 feet of new roads and water bodies and 2,200 feet of new sewer lines. This site may require a deviation on maximum road gradients due to topography and any deviation will be included in the final plaque approval.

• APPROVED a subdivision of four lots identified as the Shaver division of the highway. 70 E. All city water and services are in place.

• APPROVED a 1,220 acre division identified as the Keener Family Division located on the highway. 70 N. outside city limits but within City Planning Area. There is an existing and functional septic tank. A waiver was granted not to require another soil test and a second waiver for the rest of the property so as not to have frontage to the road as required.

• APPROVED a proposed 1.853 acre division off a parcel identified as the Lantana Baptist Church division off Lantana Rd. The property is located outside of the city limits but within the planning area. Sewer is available for the property, but the property will continue to use the septic system in place.

• APPROVED for the minutes the Planner’s Report as follows: In house flats, Lloyd’s property, a simple subdivision along Bell Red submitted for review; regular meals in the house, The Gardens Phase 8, dish 4-A, pending fixed dish.

From July 1, 2020 to May 14, 2021, 34 planning elements were reviewed; 205 preliminary lots; 112 final lots; 91 new lots created; $ 3,450 in fees collected; 75,988 acres subdivided; and 2,780 new roads, water and sewer lines added.

Southlake City Council gives green light to site plan for Garden District residences

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The Garden District project was first proposed to city council in 2011. (Courtesy of Cooper & Stebbins)

Southlake City Council approved a proposed site plan for 58 residences and open green spaces inside the Garden District at a meeting on May 18.

In a 6-1 vote, council gave the green light to plans for two four-story buildings along Central Avenue in Southlake Town Square. Council member Ronnell Smith was the opposite vote. The project sparked conversations about the possibility of providing high-density housing options in the city’s downtown core.

While many residents and council members expressed their opposition to the density of the project, city attorney Allen Taylor Jr. stressed that council does not have the discretion to decide whether residences should be built on this property, because the zoning was decided in 2003.

The 2.2 acres are zoned as downtown, which allows for the construction of residential developments.

“We are required to follow the requirements of the zoning ordinance to comply with Texas law,” Taylor said. “And so the board really doesn’t have the discretion at this point to reconsider this. We can fix design issues, but we’re locked into use.

xxx

The Conceptual Plan for the Garden District located at 301 and 351 Central Avenue was first presented to council in 2011, with a project of 10 buildings for a total of 140 units — 130 residences and 10 brownstones. In 2013, the concept plan was revised, reducing the number of buildings to three, for a total of 93 units — 60 residences and 33 brownstones.

The 33 approved brownstones are now almost complete.

Cooper & Stebbins developer Frank Bliss told council the 58 residential units on offer will appeal to the city’s affluent and working population with “world-class architecture.”

“[The site plan is] substantially in line with the concept plan, while at the same time allowing us to step up the quality of what we can deliver to this neighborhood, ”he said.

The site plan includes a public park, known as The Grove, and a private terrace adjacent to the existing Stebbins Park, known as The Terrace. It also includes pedestrian walkways throughout the neighborhood for accessibility.

“We’re not a developer looking for maximum density to see how much we can get down to the ground,” Bliss said. “We really want to create places, create experiences and really serve the Southlake community. “

The developer was unable to give an estimated timeline for the completion of the project, although Bliss has confirmed that the two buildings will be constructed in a single phase.

Council member Randy Robbins expressed disappointment with the current zoning of the land.

“I guess the word that would describe me tonight is just disappointment,” he said. “Disappointed that it took [the developer] 10 years to get here, and we’re grappling with the 2011 decision, and disappointed that you don’t commit – even if we approve something – to doing something in a timely manner [and] that we could be grappling with for another five or ten years without knowing what’s going on. “

According to the developer, once completed, the Garden District residences should be valued at more than $ 60 million, or $ 1 million per residence. Along with the nearly completed Brown Stones in the Garden District, the neighborhood’s total value is estimated to be over $ 100 million.

The Town Square residential program is expected to generate about $ 2.7 million in property taxes per year for Carroll ISD and more than $ 800,000 per year for the city after the residences are completed, according to documents presented by the developer to council.

“It’s one of those times when there’s a vote that might be a politically easy vote, but it’s not responsible voting. We will always do, as a council, what we need to do to protect the city’s fiscal responsibility, ”said Mayor John Huffman.

Board to vote on site plan for 3-story storage building

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A city council will vote on a site plan, which is the next step for construction of a new three-story storage building along South Rutgers Avenue near Walmart.

Watch the live stream of the Oak Ridge Municipal Planning Commission meeting at 5:30 p.m. at oakridgetn.gov/online/streaming. The meeting will take place with the participation of the Planning Commissioners electronically by videoconference or audioconference.

The city council voted to rezone the site, so developer RealtyLink could construct a storage building. The building is expected to include three floors of personal storage lockers with a design that resembles some of the stores at the nearby Main Street Oak Ridge mall, which is also land owned by Greenville, South Carolina-based RealtyLink.

Now, the Oak Ridge Municipal Planning Commission will vote to approve, deny, or approve with comments the site plan, which shows the layout of the storage building and its surroundings. The building as planned would total 106,950 square feet.

A feature that will accompany the storage building in the site plan is a sidewalk and crosswalk connecting the Woodland neighborhood to the Main Street Oak Ridge Mall. The city’s senior communications specialist, Lauren Gray, said it would specifically be a connection between the existing sidewalks in front of Burkes Outlet‚ inside the mall and the existing public sidewalk on the east side, from the side of apartments, from South Rutgers. Curb ramps would be included at crosswalks.

Oak Ridge Community Development Director Wayne Blasius, left, and Oak Ridge Municipal Planning Commission Chairman H. Stephen Whitson discuss the next steps for the development of Main Street in Oak Ridge.

Other items

The Planning Commission is also due to vote tonight on a site plan for 18 one- to three-bedroom apartments at 689 Emory Valley Road. Like the site plan for the storage unit, this site plan will also include a new sidewalk for the public to use, in this case along Emory Valley Road.

Other items on the agenda include whether to allow more homes than originally planned in an area of ​​The Preserve, a subdivision west of Oak Ridge.

How to comment

The Municipal Building Hearing Room will not be open to members of the public to attend the Planning Commission meeting in person. Citizens who wish to speak on a particular agenda item at the business meeting may register with their name, address, telephone number and email address by sending an email to commdev @oakridgetn.gov before noon today, April 15.

In the e-mail, citizens must specify which point of the agenda they wish to speak about. A link to the meeting, along with login information, will be provided to each registered citizen prior to the meeting. Written public comments regarding agenda items, which are received by the Community Development Department by noon on the day of the regular business meeting, will be provided to the Planning Committee for consideration. Contact the Department of Community Development at (865) 425-3531 or visit www.oakridgetn.gov for more information.

Ben Pounds is a reporter for The Oak Ridger. Call him at (865) 441-2317 and follow him on Twitter @Bpoundsjournal.

Wheeling Planning Commission Approves Site Plan for Marsh Wheeling Lofts | News, Sports, Jobs

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Photo of Eric Ayres Thomas Simons, left, senior vice president of Woda Cooper Companies, and Charles Garvick, president of Chadan Engineering, address members of the Wheeling Planning Commission on Monday.

WHEELING – Officials at the Marsh Wheeling Lofts offered by the Woda Cooper companies believe there is a healthy market for residential living in downtown Wheeling that is not at risk of being “oversaturated” by the abundance of projects moving forward .

Thomas Simons, senior vice president of the Woda Cooper Companies, and Charles Garvick, president of Chadan Engineering, appeared before the Wheeling Planning Commission on Monday evening for a site plan review for the Marsh Wheeling Lofts project.

The Woda project aims to build a new four-storey, 46-unit apartment complex on vacant land in block 900 of Main Street.

Planning Commissioner William Schwarz asked if developers are concerned that downtown Wheeling will be ‘saturated’ with residential properties, given that the Historic Wheeling-Pitt Lofts project is also advancing, promising to create 128 new ones. apartments only two. city ​​blocks.

“Do you think we ended up with too many vacant apartments in the city center? Schwarz asked.

“That’s a great question,” Simons said. “Obviously on the lending side we had to do a full market research analysis of the community we’re in. It’s the market rate – it’s not housing for workers like LaBelle Greene. With our waiting list at Boury Lofts, we don’t think there will be a problem, even with the Wheeling-Pitt building if this ends. We are very excited about these units.

The Woda Cooper Companies have spearheaded several successful housing projects in the city in recent years, including the award-winning Boury Lofts property and Stone Center Lofts downtown, as well as several phases of the LaBelle Greene worker housing complexes in South Wheeling and in Providence. Greene Seniors Apartments in North Wheeling.

Simons said they believe there is a strong market for downtown residential living in the friendly city, and Woda is working to fill that void with new apartments.

Planning Committee members inquired about parking for the Marsh Wheeling Lofts, as only five parking spaces were provided for in the plans. Wheeling’s director of construction and planning, Tom Connelly, said downtown residential and commercial buildings do not have to provide off-street parking as they do in other areas of the city. city ​​where zoning requirements differ.

“There is no parking requirement in the downtown area,” Connelly said, noting that parking garages and other public parking areas are available.

“We have an agreement with the town of Wheeling,” said Simons. “We will be renting 40 to 41 parking spaces in the parking garage on 10th Street. We have an agreement to enter into a 10 year lease with four additional extensions over the years for parking in the garage. We are at least 30 years old.

Planning Commission Vice Chairman Jeremy West asked the developers if core samples were taken to verify that the foundations are suitable for this development, noting that there appears to be some settlement on the surface terrain. where the lofts are to be built.

“I never remember a building there,” West said. “As far as I know, it has always been a parking lot. This lot, especially at the entrance, is really starting to flow.

Simons said he did two phases of soil sampling.

“We’ve done the geotechnical report for that already, and there’s backfilling in various places there,” Garvick added. “It’s not deep – maybe two to four feet in some areas – but that will all be sorted out during the construction phase.”

If all goes according to plan, the project is expected to start in July this year and end in September 2022.

Planning Commissioner Jeff Mauck noted that the loft site is located at a busy intersection that will become even busier in the future as work on Interstate 70 continues and the Wheeling Downtown Streetscape Project kicks off. Some commissioners expressed concerns about the availability of a staging area for construction materials and equipment.

“Why did you all choose the name Marsh Wheeling Lofts,” asked Dave Palmer, Wheeling City Councilor and member of the Planning Commission, saying he found it somewhat confusing since the building to the north of the site is there. old Marsh Wheeling Stogie building with the iconic sign still on top.

“We looked at this building years ago,” Simons said, noting that the Woda Group was interested in a rehabilitation project similar to their Boury Lofts development, but that plan did not materialize for a variety of reasons. “We’re not sure the building will still be there. We wanted to make sure that at least the name will be there. It’s just a historical name.

Palmer noted that if anyone wanted to develop the Marsh Wheeling Stogies building, they might be upset that the name had already been taken by a nearby apartment complex.

Nevertheless, the review of the site plan was unanimously approved. Attending an in-person meeting for the first time since last fall, Planning Commission members joked that they almost forgot how to vote electronically in the city council chamber after meeting via Zoom during so many months because of the pandemic.

“I think it will be an improvement to the gateway to our city, especially coming off the bridge,” Mauck said of the Marsh Wheeling Lofts project. “It will dress her very well. Hopefully this will be an inspiration to others in the area who already have businesses and buildings they own. “

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Westwood View Elementary sitemap gets final approval – this is what it will look like

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On Thursday evening, Westwood City Council unanimously approved a site plan for the new Westwood View Elementary building, a project related to the $ 264 million bond issue recently approved by Shawnee Mission.

Shawnee Mission will build a new school at 4935 Belinder Avenue, the former site of the Entercom radio tower that the district purchased in 2016.

Westwood Mayor David Waters said the city’s strong identification with elementary school means the new building is not just about ensuring children have the best possible education, but is about the future of the Westwood community.

“It’s a community affair,” Waters said. “This is not a piece of property, it really is the heart and soul of our community – and the future of our community in many ways.”

Site map details

Crews have already started demolishing the old radio station, and construction of the new school building is expected to start in the summer of 2021.

The district expects it to be completed by December 2022, when students at Rushton Elementary School will move into the current Westwood View building about a block from the old Entercom site while their school is in operation. rebuilt.

The gymnasium in the new building, in the center, will be able to withstand winds of 250 miles per hour. There will also be several outdoor spaces for students and staff, including the cafeteria patio on the right. Image via Shawnee Mission Papers.

Here are some details of the Westwood view Sitemap, as stated by the district architects at the meeting:

  • Several creative outdoor spaces including three outdoor classrooms and a patio next to the cafeteria for lunchtime visitors.
  • The parking lot, which is on the edge of Belinder Avenue, will be about three feet lower than Belinder. It is an effort to be a conscious neighbor and block surrounding residents from the light and noise that will be coming from the school.
  • Westwood View will accommodate approximately 550 students, nearly double the capacity of the current building.
  • Two soft play areas (like a grass play area with fall protection) and a hard play area that will likely be asphalt.
  • A field that can accommodate soccer and other sports and activities.
  • The gymnasium will be designed to withstand winds of 250 miles per hour and will also have an area where students and staff can retreat in the event of a tornado or other extreme weather conditions.
Westwood View Entrance
The entrance to the new school would face Belinder Avenue. Above, a rendering of the interior of the entrance. Image via Shawnee Mission Papers.

Residents’ concerns about traffic

Two residents, Jan Kyle and Jennifer Merrill, expressed concern about the additional traffic an elementary school would bring on Belinder Avenue.

Kyle said that while she and her husband voted in favor of the bond measure that the new Westwood View was a part of, they don’t think it’s owned by the old Entercom site.

They argued that he should have gone to Rainbow Boulevard on the former site of Westwood Christian Church.

Likewise, Merrill said she saw traffic increase on Belinder when a car is parked on the street – which she said residents do frequently as most of the driveways to homes in the area are the width of ‘one car.

As Rushton students make their way to the current school building in 2023, Merrill said she was concerned about the impact of traffic from two elementary schools on the community of Westwood.

“I’m very, very concerned about the foresight of what this will create in our little community,” Merrill said. “I’m all for school, as I said before. I am less than happy to have the parking lot and all the round trip traffic flow to Belinder.

Board member Jeff Harris said a traffic study had been conducted on the site and concluded that there would be no issues with the placement of Westwood View.

While there are likely to be changes with the new location, Harris said the pandemic has proven humans can adapt – and he has confidence in city staff to stay adaptable as challenges arise in the city. during this process.

Other council members shared similar sentiments, including council member Jason Hannaman who said that while he was upset he and the city could not please all residents, the same concerns would arise in any other place.

The city council unanimously approved the site plan, on the condition that an analysis of the mandates at 49th Terrace and Belinder Avenue be carried out on the first fall of the school’s opening.

The analysis will determine whether additional measures such as a crosswalk for child safety need to be implemented at the intersection.

Greenville planners skeptical of West End Community Center site plan

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A Charlotte-based developer is proposing a mixed-use project on the West End Community Center site in downtown Greenville, but the city’s planning staff aren’t fully sold yet.

Closer pedestrian access, taller interior buildings and separate exterior buildings were among planning director Jay Graham’s recommendations during an informal review Thursday at the city’s Design Review Board.

Following:Greenville’s West End Community Center could be replaced by a new $70 million development

The proposed development would include 250 apartments, a parking garage and approximately 15,000 square feet of retail space on the 3.1-acre site near Fluor Field.

The buildings, arranged in five-story structures, would comply with C-4 zoning, which allows different types of buildings such as offices, retail and residences and imposes no height limit.

SunCap is offering to share the 560-space parking lot with the city for public use, Lee said.

Designers took inspiration from historic precedence in downtown Greenville buildings while adding a contemporary feel structurally and contemporary signage, said designer Victoria Pike. The project would also potentially have space for public murals, she said.

An aerial rendering of the proposed development at 1015 S. Main Street.  The project would contain four elements of living, commercial, parking and amenity space.

Aside from the community center, most of the property is parking. Land ownership is shared between the historic Allen Temple AME Church, which owns the community center and 2.66 acres of the site, and Centennial American Properties, which owns approximately half an acre of the parking lot.

Allen Temple pastor Reverend James Speed ​​did not return phone calls Wednesday or Thursday.

SunCap is launching its project just as the city has begun to assess growth in the West End. On March 23, planners launched a planning process – the West End Small Area Plan – which will “develop a vision for future development and growth in the area and identify supporting architecture and site design elements” . according to the city’s website.

This rendering shows the various building types being constructed in the West End area, including the current zoning for the 1015 S. Main Street project.

The planning department is holding several public meetings this spring to seek input from business owners and West End residents, with further meetings scheduled for the summer as the city council and planning commission consider the draft plan.

As the city considers what the West End might look like in the future, developments like 1015 South Main Street could impact the plan for the small area and vice versa, council member Dorothy Dowe said.

All of this could affect the look and feel of the West End “when it grows up”, in the words of urban designer Rob Robinson.

SunCap developers think way beyond their property at 1015 South Main Street. They hope to help bring more pedestrians to Main Street and bolster existing retail businesses, Senior Vice President David Lee said.

They are also offering street improvements on Markley Street, hiring local civil engineers SeamonWhiteside, the company that worked on street improvements for a nearby entertainment district in the works.

Some, like council member Russell Stall, have compared the proposed project to The Greene – a luxury apartment complex that replaced one of the oldest churches in the West EndPendleton Street Baptist Church, in 2016.

While Stall commends the city’s planning commission and design review board, he would like the city council to take a more active role in reviewing these projects, he said.

“It’s a good example of a project that I would like to see the city council get involved in. But it’s not just this project. It’s the next one and the one after that,” Stall said.

Macon Atkinson is the city watch reporter for The Greenville News. It is fueled by strong coffee, long runs and good sunsets. Follow her on Twitter @maconatkinson. Subscribe to news by visiting greenvillenews.com/subscribe.

The Town Planning Council agrees to the cancellation of the authorization for the RTÉ de Cairn site plan

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An Bord Pleanála has consented to a High Court order rescinding its authorization for Cairn Homes to build 614 residential units on former RTÉ land in Dublin 4.

Three residents of Ailesbury Road had filed a lawsuit challenging the expedited permission of the council for development proposed by Cairn Homes Properties near their homes.

They also challenged the constitutionality of the strategic housing provisions of the Planning and Development (Housing) and Residential Tenancies Act of 2016, providing for the acceleration of large housing estates.

After the board said in January it was ready to make concessions in the proceedings, a hearing date set later this year for the challenge was called off.

Following considerable engagement between the parties, Judge Richard Humphreys was invited Thursday to make consent orders.

These include an ordinance revoking the authorization of the board of directors.

The ordinances also provide for the general adjournment of proceedings relating to the constitutionality of the provisions of the law.

Leave granted

In July last year, the High Court allowed residents – Chris Comerford, John Gleeson and Pat Desmond, wife of businessman Dermot Desmond – to challenge the board’s decision to deal, under of the law of 2016, the authorization request from Cairn Homes Properties. Ltd.

Represented by Michael O’Donnell BL and Conor Quinn BL, tried by lawyer Nap Keeling, their case was against the Board of Trustees, the Minister for Housing, Planning and Local Government, Ireland and the Attorney General, with Dublin City Council and Cairn Homes as notice of the evenings.

The 2016 law allows developers seeking permission for developments of more than 100 units to seek permission directly from the board of directors, bypassing the local housing authority.

During the initial examination of the case, the council had agreed to consider the application for leave under the law but had not yet made a decision.

The residents’ case included allegations that some of the housing policy provisions of the 2016 law violated their rights under the Constitution and the European Convention on Human Rights.

When the board of directors subsequently granted leave, the High Court ordered that the challenge to the permission be merged with the earlier challenge.

Complaints from residents

In their action, the residents claimed, immediately adjoining the back wall of Ms. Desmond’s family home, and located “extremely close” to the family homes of the other two, is a property that was previously part of the RTÉ campus in respect of which Cairn Homes wanted to develop 614 residential units.

The proposed development includes 611 apartments in nine blocks up to 10 stories, three townhouses, two cafes, daycare and the change of use of an existing Regency villa to a private club and gym.

The claimants said the development is of a much higher scale and density than allowed under the City of Dublin development plan, will neglect and eclipse their homes and will be “Totally out of step” with an area of ​​low rise Victorian or Edwardian buildings. types of houses.

The development would impact not only the applicants’ properties, which include protected structures, but other protected structures and important public buildings in the area, including Montrose House, Mount Errol House and the prominent Scott Tallon building. Walker from the 1960s housing RTÉ studios, they claimed.

The 50-acre, 94-home Towson Village site plan is reviewed Monday evening

By Site plan
Towson Village site plan. Graphic/Peachtree Planning Commission.

Monday night’s meeting of the Town of Peachtree Planning Commission will include the proposed conceptual site plan for the development of 94 Towson Village homes on 50 acres behind Governors Square on Ga. Highway 54 East.

The combined 86-acre property, which includes the 36-acre mixed-use Governors Square and the 50-acre Towson Village single-family home development, was approved for limited-use commercial (LUC) zoning in September by the city council. from Peachtree.

The Towson Village proposal calls for 94 lots, 1.15 acres of amenity area and a total of 23.3 acres of open space.

The rezoning to GUC included the following conditions:

• Compliance with the master plan

• Maximum of 10 units per acre

• At least one parking space for single family lots must be provided off-street in an enclosed garage, which must be at least 20 feet from the property line

• No more than 94 batches

• Setbacks include – Front: 10 feet for main structure and 20 feet for garages; Side: 0 feet, provided there is at least 10 feet between dwellings; and back: 10 feet

• The path between the single family residential portion and the mixed-use development must be constructed at the time of the single family residential development

• A connection to the south property line abutting the Shiloh Mobile Home Park must be provided from the single family residential subdivision

• Governors Square and Peachtree Court will be extended to serve the single family development

According to Zoning District LUC-33, planning staff said 94 lots are permitted with a maximum density of 10 units per acre. The plateau comprises 94 lots and a density of 1.85 units per acre and therefore complies with zoning requirements.

The size of the proposed lots is 60 feet and 70 feet wide by 120 feet deep, which corresponds to the dimensions indicated on the approved master plan. The proposed flat shows front setbacks of 10 feet, 20 feet for garages, zero side setbacks and rear setbacks of 10 feet, meeting setback requirements, staff said.

In addition to the 94 single family residential lots, the proposed flat contains a 1.15 acre amenity area and several pocket parks similar to the approved master plan. The flat also shows 23.3 acres of open space, which exceeds the 21.5 acres shown on the master plan.

Although no greenbelt is required, the flat concept provides a 50 foot buffer zone around the perimeter of the property. The buffer section containing the cart road on the west side of the subdivision must be dedicated to the city.

Planning staff recommended approval and were of the opinion that the concept plan for the site meets zoning requirements and planning ordinance standards.

Boost for the development of a 200 million euro “opera site” in Limerick

By Site development

A long-awaited 200 million euro development of part of Limerick city center, described as the ‘site of the opera’, will start in the fall and create 3,000 jobs which, it is hoped, ” will start ”the“ Covid-19 economic recovery ”of the city. .

The site was acquired by Limerick City Council in 2011 after the failure of a previous development plan during the economic crash of the mid-2000s, and was subsequently handed over to Limerick Twenty Thirty DAC – a development company established and owned by the board.

Building permit for the iconic project was granted by An Bord Pleanála in February this year following an oral hearing.

Today’s announcement of the appointment of Cogent Associates, who oversaw the Central Bank and Google’s EMEA headquarters project, as project managers for the Opera site, is seen as an important step in starting development.

Limerick 2030 chief executive David Conway said the development “will unleash the most important and timely economic stimulus of modern times in the city, and allow Limerick to launch the economic recovery from Covid-19.”

The 3.7-acre “mixed-use” development promises to be a historic commercial development “to reflect Limerick’s status as a premier destination for foreign investment.”

The project is fully funded primarily through loans from the European Investment Bank and the Council of the European Development Bank – the EIB’s largest ever support for urban investment in Ireland – and will be delivered over a period of six years in accordance with world-class standards. .

It is hoped that the massive development, which will include a new public square with pedestrian links to the city, will make Limerick an attractive location for businesses leaving the UK due to Brexit.

Once valued at over 100 million euros at the height of the boom, the Council bought the site for 12 million euros in 2011 following the economic crash.

Cogent Associates chief executive Kevin James said no other location in the country will have a project of Opera’s transformational potential starting there this year.

Development of Limerick’s 200 million euro ‘opera site’ to start in autumn

By Site development

A long-awaited 200 million euro development of part of Limerick city center, described as the ‘site of the opera’, will start in the fall and create 3,000 jobs, which it is hoped , Will “launch” the economic recovery of the city.

The site was acquired by Limerick City Council in 2011 after the failure of a previous development plan during the economic crash of the mid-2000s, and was subsequently handed over to Limerick Twenty Thirty DAC – a development company established and owned by the board.

Building permit for the project was granted by An Bord Pleanála in February this year following an oral hearing.

Today’s announcement of the appointment of Cogent Associates, who oversaw the Central Bank and Google’s EMEA headquarters project, as project managers for the Opera site, is seen as an important step in starting development.

Recovery

Limerick 2030 chief executive David Conway said the development “will unleash the most important and timely economic stimulus of modern times in the city, and allow Limerick to launch the economic recovery from Covid-19.”

The 3.7-acre “mixed-use” development is fully funded through loans primarily from the European Investment Bank and the European Development Bank’s Board – and is expected to be delivered over a six-year period.

It is hoped that the massive development, which will include a new public square with pedestrian links to the city, will make Limerick an attractive location for businesses leaving the UK due to Brexit.

The site was valued at over 100 million euros at the height of the boom, but the city council bought it for 12 million euros in 2011 following the economic crash.

Cogent Associates CEO Kevin James said: “. . . Not only is the opera house of enormous importance to Limerick, but because of what it will do for the regional economy in the Midwest, it will have national significance. This is a “key” development in line with the government’s plans for the reconstruction of Ireland by 2040. ”

Southgate approves zone change amid controversy

By Site development

SOUTHGATE, Ky – Southgate City Council unanimously approved a zone change to allow developers to transform the former Beverly Hills Supper Club on Wednesday night.

In May, the city partnered withEdgewood, Ky. Based construction firm Ashley Builders and Cincinnati-based Vision Realty Group agree to develop the land into a $ 65 million mixed-use development that will include an assisted living facility, apartments , houses – and a permanent memorial to the victims of the supper club fire in 1977.

The Campbell County Zoning Commission approved the necessary change. It was up to the city council to finalize the approval.

The approval came amid controversy as lawyers for the families of the fire victims tried to challenge the legality of parts of the project. Families hired lawyers who told city officials that construction should be banned on some project land – because they said it was a cemetery, according to emails the lawyer said. Stephen Megerle provided The Enquirer.

“It almost seems sacred,” said Robin Thornhill, a resident of Delhi township. “Obviously there are still pieces of people there. ”

According to Kentucky law, cities in Kentucky are supposed to prevent cemeteries from being used for things like parks, athletic fields, construction sites, and other structures. But, the definition of a cemetery can be broad.

Southgate City Attorney Mary Ann Stewart and Mayor Jim Hamberg did not respond to The Enquirer’s request for comment on the claim.

Thornhill, 48, was 5 when his father, three aunts and an unborn cousin died the night of the blaze that left 165 people dead and more than 200 injured.

When she learned the land could be developed, Thornhill joined the Beverly Hills Respect The Dead group, a group made up of families of fire victims. The group hired Megerle and attorney Todd McMurtry to represent their concerns and hopes for the land.

The community gathers to discuss

On Wednesday, dozens of community members and residents gathered at the Southgate Community Center to both support and oppose the project moving forward as planned.

“My clients are not opposed to the change of area or the development of the site,” Megerle said during the meeting. They wanted the land to be surveyed for human remains and a memorial built on top of the hill where the fire took place.

Tammy Nolan, founder of Beverly Hills Respect The Dead, read the names of the victims’ family members. They stood up one by one and wrote the name of their group in white letters on their black shirts and masks.

Dozens of family members of the victims and community members shared their thoughts on the proposed development. They agreed that the project could be good for the city. They disagreed on where the memorial in honor of the victims of the fire should go.

The developers want to put a memorial in honor of the victims of the fire along the US 27. But the members of the group want it where the cabaret room once stood, at the top of the hill, where many victims died.

“Go ahead and build it, but I want a memorial on the hill where my family members died,” Thornhill said, choking back tears.

Another commenter said the group was prohibited from telling developers where to place the memorial. He preferred it to the proposed location at the bottom of the hill so people could see it when they drove by.

A handful of speakers said the project should go ahead because it was better than stores such as Lowe’s and Walmart using the land.

“We intend to continue to work with a group of survivors and family members of the victims as well as Southgate Town officials on a memorial planning committee,” the developers said in a statement. Press release.

The cemetery dilemma

The group is concerned about the grassy terrain where the club’s cabaret hall once stood. This room is where many people died in the blaze, Megerle said.

Families of the fire victims have asked developers to survey the land to see if any human bodies remain. The developers plan to set up a private park there and claim that the investigation is not necessary.

The developers told The Enquirer in an emailed statement that there are “numerous records which verify and indicate that all the deceased have been counted and all the remains have been removed and examined by the coroner.”

A descendant, Leslie Henry, of Wilder, wrote in an affidavit given to The Enquirer that only her mother’s torso was recovered from the debris.

“I believe her remains are buried at the site of the Beverly Hills Supper Club, most likely in the area of ​​the cabaret hall where she worked so hard for my siblings and I to have better lives,” Wilder wrote. .

At Wednesday’s meeting, Henry pleaded for a compromise for the “graveyard that the earth has become.”

Developer attorney Sarah Houseman said in an email obtained by The Enquirer in a previous article that developers would stop construction in an area if human remains were found. Work would stop until the body could be “properly buried,” Houseman wrote.

Megerle wrote the city a letter saying the area should be considered a cemetery, which would prohibit the construction of a park under Kentucky law, according to documents Megerle shared with The Enquirer.

The legal definition of a cemetery is broad, so Megerle is prepared to seek an injunction on the project from the Campbell County Circuit Court. A judge would then decide if a park could be built there.

Two competing memorial ideas

The area of ​​land where the cabaret hall was located is also part of the dispute over the location of the memorial in honor of the victims of the fire. The developers plan to put a memorial alongside US 27. But those affected by the fire want it where the fire took place.

Recently, the developers agreed to allow those “directly affected” by the fire to access the park on the anniversary of the tragedy and at other times with the consent of the owners association, according to a report. release from the developers.

The descendants of the victims of the fire do not want their access to depend on the association of owners.

How did we get here?

In May, Southgate City Council reached a joint deal with the developers to redevelop the land.

The land was not zoned for the proposed project. The developers had to show why the site had to move from professional office use to a combination of living and general commerce.

In July, the Campbell County Zoning Commission, which is reviewing plans like this for towns in the county, unanimously approved the zoning change.

The six-member Southgate City Council had the final say on making the change happen.

What’s next for Memorial Point?

Construction on the $ 65 million redevelopment project is expected to begin in fall 2021.

He will understand :

  • 89 single family homes with two to four bedrooms that will be offered from the upper range of $ 300,000.
  • 100 to 200 apartments that will cost $ 1,100 to $ 2,000 per month with amenities that include a swimming pool, indoor exercise area and event center.
  • Up to 90 residential units in a for-profit assisted living facility that will cost between $ 3,000 and $ 6,000 per month.
  • A memorial to remember the lives lost in the deadly fire at the Beverly Hills Supper Club.

Julia is the Northern Kentucky government reporter for the Report For America program. Anonymous donors have pledged to cover the local donor portion of his position funded by grants to The Enquirer. If you would like to support Julia’s work, you can donate to her Report For America post. on this site or email his editor Carl Weiser at [email protected] to find out how you can help fund his work.

Do you know something she should know? Drop her a note at [email protected] and follow her on Twitter at @JFair_Reports.

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Bee Cave Baldwin Sports Park moves forward with site development

By Site development

On April 14, Bee Cave City Council approved a site development plan for Baldwin Sports Park in an annexed portion of land near the residential area of ​​Lake Pointe. (Courtesy of the Town of Bee Cave)

On April 14, Bee Cave City Council approved a site development plan for Baldwin Sports Park in an annexed portion of land near the residential area of ​​Lake Pointe.

The proposed 26-acre sports complex, located at 2500 Ashley Worth Blvd., Bee Cave, will contain baseball diamonds, batting cages, associated parking, washrooms, concession stands and water quality facilities. .

Bee Cave City Council has so far addressed a number of issues surrounding the park, the most significant of which has been around parking.

At a meeting on September 24, 2019, council voted to ban parking, stopping or standing on Ashley Worth Boulevard which runs alongside the future sports park.

On April 14, city staff briefed council on different facets of the development process so far, from the cutting edge lighting design to the 300 parking spaces that will accompany the complex.

City information indicates that the Baldwin Sports Complex lighting scheme has been certified by the International Dark Sky Association as a community-friendly outdoor sports lighting system.

Council approved the site’s development plan on the condition that the 12 Fields Foundation and Western Hills Little League underwriters pay all pending fees to the city and submit updated tax estimates for various aspects of the development.

Chris Ellis, president of the 12 Fields Foundation, told the board that Baldwin Sports Park has been under construction for about seven years.

“We contacted neighborhoods close to the project… and made sure we understood their concerns,” Ellis said. He added that once the complex opens, a traffic study could provide data justifying a possible traffic light at the entrance to the park.

Estimates from the Town of Bee Cave indicate that the project is expected to require approximately six to 12 months of fundraising and an additional nine to 12 months for construction.

After 20 years, even more waiting to see the last development plan of the Le Cornu site

By Site development

The public may be forced to wait until May to see Adelaide City Council’s plan for the former Le Cornu site in northern Adelaide.

Councilors and staff met behind closed doors last night to receive an update from their chosen developer for the 88 O’Connell Street site, which has been vacant for more than 20 years.

The board is currently in a non-binding agreement with the developer – believed to be Adelaide-based Commercial and General – and the two parties have signed a nondisclosure agreement that prevents information from being released to the public.

Ahead of last night’s discussion, the board’s associate director of property, Tom McCready, said confidentiality was required because elected members would be presented with “important information” relating to intellectual property.

He said the last date the council could release the plans to the public would be May 23, but the council “intends to wrap things up much sooner than that.”

“This date is linked to a commitment by the state government,” he said.

“It depends on what state government information the elected members are aware of. “

The council agreed to buy the old Le Cornu site for $ 34 million in 2017 after 20 years of vacancy.

The sale, which Daily revealed was up to $ 14 million above the professionally appraised value of the site, was helped by a state government grant of $ 10 million.

A spokesman for Planning Minister Stephan Knoll said there was “nothing to stop the Council from making its plans public unless it has an agreement with the developer not to. To do”.

The spokesperson said that when the state government signed its funding agreement, it asked city council to meet certain criteria before May 23 to receive the $ 10 million funding.

“They have to meet these requirements by May 23, which they are supposed to be on track to do.”

McCready clarified to Daily in a press release this afternoon: “The state government’s financial commitment to the redevelopment of 88 O’Connell Street has a requirement (under the funding agreement) to progress with a development agreement executed.”

“Council is confident to meet the requirements of the funding agreement and to advance this exciting opportunity to revitalize such an important entry site in the city,” he said.

Regional Councilor Anne Moran and North Ward Councilor Phil Martin objected to holding the council meeting behind closed doors last night, saying the discussion was in the public interest.

They also criticized the planned public release date of the plan as “too late”.

“We decided this a long time ago and it’s really embarrassing not being able to say anything to the people who actually own the land and are paying for the development,” Moran said.

“We’re not talking about spies or spyware or anything like that.

“We’re talking about state-owned land, we’re talking to the lucky developer who got our green light – or majority.

“What are they going to tell us that Joe Blow’s taxpayer doesn’t deserve to hear? “

Advisors Phil Martin and Anne Moran. Photo: Tony Lewis / InDaily

Martin added that there was “enough speculation in the media” about the developer chosen by the board to warrant open discussion.

But the head of board governance, Rudi Deco, said the information published in the media was “totally irrelevant.”

“You can come to discuss everything in public, but there will be consequences for that and these consequences will ultimately be unfavorable to the community which will be really affected in the pocket, which is taxpayers’ money,” he said. he declares.

The advertiser reported in November that the board had chosen Commercial and General as its preferred developer following a global expression of interest process, but the board declined to confirm the report.

At last night’s meeting, board growth director Ian Hill denied that board staff had disclosed the developer’s name to the media.

“It’s a small town (and) obviously speculation is speculation, but from our point of view we have not disclosed any information about the promoters of this project and have no intention of doing so. until we come to a development agreement, “he said.

Daily later spotted what were supposed to be sales and general staff entering Town Hall ahead of last night’s confidential session.

Furniture retailer Le Cornu owned the O’Connell Street block for 134 years before it was sold in 1989.

Real estate mogul Con Makris last offered to develop a $ 200 million apartment, retail and hotel complex on the site in 2014, but that proposal – like many before it – fell through. .

Last year, SA Best MLC Frank Pangallo asked the state government to buy the Le Cornu site from city council to speed up what he described as a long development process.

The council plans to begin construction on the site next year.

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Council Approves Bluegrass Apartments Site Development Plan – Shelby County Reporter

By Site development

By EMILY SPARACINO / Editor-in-chief

MONTEVALLO – A real estate developer got the approval he needed from Montevallo City Council on February 10 to begin construction of a new apartment complex on a property at the southwest corner of Overland Road and Shoshone Drive.

Following a public hearing, council approved by 4 votes to 2 the site development plan of developer Paul Widman for Bluegrass Apartments, a 46-unit multi-family complex.

In November, council approved Widman’s request, on behalf of owner Brenda Zigarelli, for a special district modified for the property in November.

The Planning and Zoning Board reviewed and recommended approval of the site’s development plan in January, according to Shelby County Development Services Department Sharman Brooks. With a building permit in place, city council approval was required for construction to begin.

Brooks said the plan meets all the requirements of the city’s zoning ordinance and has the approval of the city’s engineer.

As for density, the three-16-unit construction plan will bring the development to its maximum capacity, Brooks said.

Councilors Rusty Nix and Arthur Herbert voted against the site’s development plan.

Herbert said the potential impact of the development on nearby property values ​​was his main concern.

The Bluegrass development since last year has been the subject of numerous comments and questions from residents, many of whom have voiced concerns about property values, increased traffic and drainage issues. water in the area.

Widman said the idea that the complex would cause nearby property values ​​to decrease was “extremely subjective.”

Council did not approve an application by Chris Reebals, on behalf of property owner Montevallo Cottages LLC, to change the zoning district from Special District R-2 to Special District R-4 for the construction of a multi-family housing community. off Alabama 25 near Shelby County 19 (Enon Road).

The proposed community would include units designed for “rent” townhouses.

Brooks said the Planning and Zoning Board reviewed the request and recommended that it not be approved due to the increase in density inconsistent with the surrounding area and the overall plan.

The Montevallo Cottages affair died for lack of motion.

The council considered but did not act on a request from Ammersee Lakes developer Tom Bagley to split the cost of repaving roads in the first and second sector of the subdivision this year to allow construction of the third sector. .

What is the next step in the development of the St. Paul Ford site? Here is an update

By Site development
Interior view of the Ford site in St. Paul’s Highland Park, looking northwest to the Ford Street Bridge over the Mississippi River in upper left, and buildings along Ford Parkway, November 12, 2019 . (Pioneer Press / Scott Takushi)

The former Model T and Ford Ranger pickup truck factory site in St. Paul’s Highland Park is currently empty land, but likely not for long.

Last year, Ford Motor Co. selected Minneapolis-based Ryan Cos. As the lead developer for the 122 acres of vacant land that once housed its Twin Cities manufacturing campus.

Pending city council approval, Ryan officials say they could start building 3,800 mid- and high-density housing units and additional offices, businesses and parks by next spring.

City officials continue to market the land overlooking the Mississippi River as a future national model of sustainability and “infill” urban redevelopment.

However, several key questions remain before the construction crews begin work. The Ryan Companies are planning a community meeting from 7 to 8:30 p.m. Thursday at the Joan of Arc Auditorium at St. Catherine’s University in Whitby Hall, located at Randolph Avenue and Kenneth Street.

Here is an update on the status of the project and what will follow:

WHO OWNS THE FORD SITE?

A general concept plan for the former Ford Twin Cities automobile plant in Highland Park, which will be converted into 3,500 housing units and 150,000 square feet of retail space. In total, the development will span some 40 city blocks. At the bottom right is the property of the Canadian Pacific Railway. (Courtesy of Ryan Companies)

Ford owns the Ford site. The Michigan-based automaker plans to sell the plot that housed the main assembly plant to Ryan Cos., Although both sides have been silent on how quickly that could happen.

The Canadian Pacific Railway still owns the nearby 13-acre marshalling yard, a wedge-shaped parcel on the southern border of the site.

The unclear sales schedule has raised concerns among critics that some $ 53 million in potential municipal property tax misappropriation – a type of public investment called “tax hike funding” – to cover the costs of infrastructure would simply increase the selling price, making more money for Ford to the fresh taxpayer. TIF dollars used for affordable housing could add up to $ 48 million more in public contributions.

IS THE EARTH CLEAN?

State officials say the land has been cleared.

Walker Smith, a spokesman for the Minnesota Pollution Control Agency, which has been monitoring cleanup issues at the Ford site for years, said Ford has taken the initiative in removing soil contaminated by decades of auto manufacturing and to make the earth family friendly again.

“It has been cleaned to standards suitable for residential development,” Smith said. “Basically, they dug all of the soil from the site down to bedrock and backfilled it, for the most part.”

A representative from the MPCA will address environmental issues at the Highland District Council’s Community Development Committee meeting, which will be held Tuesday at 6:30 p.m. at the Highland Park Community Center.

WILL THERE BE AFFORDABLE HOUSING?

Render of the future development of the former Ford Twin Cities car plant in Highland Park. The habitat will become more dense towards the east. (Courtesy of The Ryan Companies)

Yes. In 2017, St. Paul City Council approved the Ford Site Master Plan, which calls for 20% of 3,800 units to be affordable. Tuesday, Ryan Cos. announced that Project for Pride in Living, CommonBond Communities and Twin Cities Habitat for Humanity have agreed to be affordable housing partners for these 700 units.

According to the master plan, about 10 percent of housing will be for individuals or families earning no more than 30 percent of the region’s median income, or about $ 30,000 for a family of four. Another 5 percent will be affordable for those earning no more than 50 percent of the region’s median income. And 5 percent will be targeted at people at or below 60 percent of the region’s median income.

“We’re going to do a little bit of each,” said Scott Cordes, CFO of Project for Pride in Living, which will develop about half of the affordable housing on site. “The units that we will produce and CommonBond will produce will be affordable multi-family buildings, and within those they may have some income variability in the affordable range. “

Funding for affordable housing will come from a variety of locations, including up to $ 48 million in TIF. “We expect this to be gradual, much like (the development schedule that has been) set for overall development,” Cordes added. “Each project will be subject to its own approvals.

WHAT ABOUT ZONE C?

Next to Hidden Falls Park, a sloping man-made parking lot on Boulevard on the Mississippi River continues to raise questions in the community and at City Hall.

Formerly a dumping ground for paints and other wastes from the Ford plant, Area C was covered with excess material from an Army Corps of Engineers dam project, then covered with excess concrete from a project of public works of the city.

Ford added a layer of asphalt and vehicles parked on it for a while. This is generating a lot of concern, but MPCA officials say they are not alarmed.

“This is a site that is across the river route, an area where 60 or 70 years ago the Ford company did away with solvents and paint sludge and that sort of thing,” he said. Smith said. “Basically, they just threw him over a cliff, which was perfectly legal at the time. Since then this area has been covered and covered, but this area has been flooded dozens of times. We asked the Ford company to do some testing there, and all of the results we saw showed that there was no level of contamination that would pose a threat to humans or the environment.

100% ELECTRICITY WITHOUT CARBON – BUT HOW?

Throughout his final years in office, former St. Paul’s mayor, Chris Coleman, frequently highlighted the potential of the Ford site as a defining example of sustainability – an environmentally balanced neighborhood of tomorrow. It remains to be seen exactly how Ryan Cos. plans to achieve this.

During a media event at the Ford site on Tuesday, Ryan officials said they had worked closely with Xcel Energy to ensure that 100% of the electricity at the Ford site will come from renewable or non-renewable sources. carbon. This includes electricity from what is likely to be the state’s largest urban solar power grid – a seven-acre facility. Each building will be ready for solar energy.

“When we told them to think outside the box, they took the box and threw it away,” Ryan Vice President Tony Barranco said.

Where else will the energy come from? Hydropower is a strong possibility. The hydroelectric plant on the site is owned by Brookfield Renewable Power Inc.

April 11, 2018, aerial photo of Lock and Dam # 1 on the Mississippi River, just downstream of the Ford Parkway Bridge between St. Paul, right, and Minneapolis. (John Autey / Pioneer Press)

“The project is still in its early stages, but… we are currently exploring ways to provide locally sourced renewable energy by combining on-site hydropower with new solar power,” said Matt Lindstrom, spokesperson for Xcel Energy.

“Although still in the early stages, we are excited about the plans on offer and look forward to seeing what we can offer our customers in St. Paul,” said Lindstrom.

Ryan officials have not disclosed any further details. Previous concepts had called for exploring geothermal heating and other innovations, but no mention was made on Tuesday of this possibility or how to offset the use of natural gas on site.

“On the 100% renewable electricity front, the last news I heard was that more than one option to get there was being considered,” said Russ Stark, St. Paul Mayor Melvin Carter’s Resilience Officer. .

Access to transport is part of the sustainability strategy. Plans call for the extension of the existing road network from Highland Village, but with better access for bicycles and pedestrians. There will be at least 100 new electric charging stations, and stormwater will be collected and treated on-site, preventing direct runoff to the Mississippi River.

HOW LONG WILL IT TAKE TO COME TOGETHER?

Ryan officials have said the market is driving development, but demand for housing is quite high right now.

The holistic vision of 3,800 housing units, 265,000 square feet of office space and 150,000 square feet of retail space could take 10 or even 20 years to reach full construction, especially if plans are slowed by a recession.

If construction begins in the spring as planned, the first residents will likely move in within three years. Ryan Cos. plans to start at a civic plaza near Ford Parkway and single family homes along Mississippi River Boulevard, which are sure to be quick sellers.

The City of St. Paul has posted answers to frequently asked questions on the Ford website at tinyurl.com/Ford2019.

St. Paul gives green light to development of Ford plant site

By Site development

St. Paul has reached a final deal with the developer to remake the old Ford Motor Company assembly plant in St. Paul.

Mayor Melvin Carter and Ryan Companies on Tuesday announced the deal at the vacant 122-acre site in the Highland Park neighborhood, promising hundreds of new housing units, more than 13,000 construction jobs and 1,000 permanent jobs on the site.

They also said it would have 3,800 housing units, 265,000 square feet of office space and 150,000 square feet of retail space.

“This is just the start,” Tony Barranco said with Ryan Cos. “We will have more conversations with city council.” We would like to start construction in the spring.

The agreement calls for 20 percent of housing to be subject to income restrictions, with 760 affordable units for households between 30 and 60 percent of the region’s median income.

Carter said his administration plans to present the final development agreement to city council for formal approval this year.

Further board approvals will have to follow virtually block-by-block as the site is built, Ryan Cos officials said.

The site has been the subject of fierce debate in the region as neighbors have called for both increased residential density in Highland Park and a halt to development which will increase traffic on the neighborhood streets. . Opponents tried unsuccessfully in 2017 to put the city’s plan to a public vote in a referendum.

Developer Mike Ryan said the build process will take a long time. He expected it to be three years before the first residents settled in the area, and five years before infrastructure and public amenities were fully built.

Carter said it would add $ 1 billion in value to the city’s $ 23 billion property tax base and said the deal his administration reached included at least $ 53 million in funding by tax increase, or TIF, to build streets and other public infrastructure on the site.

Barranco said he expects the developer to also seek more TIF to build affordable housing on the site as construction proceeds. He refused to give a definitive figure on public subsidies for the project or to characterize the proportion of public aid represented by the initial 53 million dollars.

The St. Paul’s Highland Park District Assembly Plant began production in 1925 and has manufactured a variety of military vehicles and equipment over the decades. The plant closed in December 2011, when the last Ford Ranger pickup, the plant’s sole product, ceased production in the United States.

Since then, the company has made significant clean-up efforts, demolishing the factory and cleaning up the pollution left by nearly a century of industrial production.

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Ford site development agreement reached, according to St. Paul and Ryan Cos.

By Site development

The Ryan Cos. has entered into a development agreement with the City of St. Paul that will bring 3,800 housing units, the state’s largest urban solar panel and 100% of the electricity from renewable or carbon-free sources to the Ford Motor Co vacant. site.

The plan – which must be approved by city council – relies on funding of $ 53 million in increase in municipal taxes.

It is a type of public investment that recycles new property taxes generated on the site to fund improvements in the same location – public infrastructure such as utilities, parks and water bodies in 40 future development blocks. Estate on bluffs overlooking the Mississippi River in the City District of Highland Park.

That number is less than half of the $ 107 million TIF requested in March by Minneapolis-based Ryan Cos. However, it does not fully encompass the additional TIF funds that will likely be needed to ensure that 20% of the housing on site is affordable.

“It wasn’t always clear that we would end up here on this stage,” Gov. Tim Walz said, introducing St. Paul’s Mayor Melvin Carter and officials to Ryan on Tuesday at a media event inside the hall. ‘an icy tent at the Ford site. “It’s an incredible part of the story that is on this piece of land.”

Minnesota Governor Tim Walz, left, St. Paul Mayor Melvin Carter and Ryan Companies Northern Region President Mike Ryan shake hands and talk about the $ 92 million development of the Ford site at St. Paul’s Highland Park on November 12, 2019 (Pioneer Press / Scott Takushi)

Carter added, “After more than a decade of work, we are ready to make our grand vision for the Ford site a reality. The homes, jobs and public spaces we build here together will shape our city for generations to come.

As part of a master plan and zoning agreement signed in 2017, St. Paul City Council committed to providing a wide range of medium to high density housing on the outskirts of one of the neighborhoods. the city’s wealthiest, including affordable housing for the very poor – families earning 30 percent of the region’s median income, currently around $ 30,000 a year.

The $ 53 million from the TIF will finance more than half of the site’s $ 92 million in public infrastructure, with the remainder being private sector investment.

Affordable housing, which often draws funds from a variety of sources, can depend on additional TIF money on a project-by-project basis, said Ryan Cos. Vice president Tony Barranco.

“Our values ​​prioritized affordable housing at deeply affordable levels… sustainability, jobs and the preservation of Little League’s ball fields,” said Chris Tolbert, St. Paul City Council member.

SPRING CONSTRUCTION

Interior view of the Ford site in St. Paul’s Highland Park, looking west across the Mississippi River to the buildings at the Minneosta Veterans Home complex, November 12, 2019 (Pioneer Press / Scott Takushi)

Also in attendance at Tuesday’s event were representatives of the project’s new affordable housing partners – Project for Pride in Living, CommonBond Communities and Twin Cities Habitat for Humanity, including Habitat President Chris Coleman, former city mayor. .

Most of the city council members were in attendance, with the exception of Dai Thao, who Tolbert said was traveling for prior engagement, and Kassim Busuri.

RELATED: Ford Site Q&A: What Comes First, What About Ball Fields, More

Ryan officials have said if city approvals come together block by block, construction could begin in the spring and the first residents will move in three years later. The site’s infrastructure will be largely developed within five years.

The overall development plan will be presented to the municipal council before the end of the year.

On October 10, 2018, The Ryan Companies unveiled renderings and a general concept plan for the former Ford Twin Cities car plant in Highland Park, which will be converted into 3,500 housing units and 150,000 square feet of retail space. (Courtesy of Ryan Companies)

Ford opened the 122-acre Highland plant in 1925 to build Model T automobiles and closed it in 2011 as part of a national restructuring plan. The automaker chose Ryan Cos. as the main developer of the site in June 2018.

The overall goal is to create 3,800 housing units, 265,000 square feet of office space and 150,000 square feet of retail space.

Around 1,000 permanent jobs are envisaged on the site, in addition to the 14,500 construction jobs currently being developed. The plans call for 50 acres of open public space and over 1,000 trees.

Company officials said development would likely begin to unfold off Ford Parkway, starting with a civic plaza and through a series of single-family homes built along Boulevard on the Mississippi River.

When fully constructed over the next 10 to 20 years, the site is expected to add $ 1 billion in new property tax value to the city’s $ 23 billion tax base.

“This site has long been for us and for many one of the biggest redevelopments (opportunities)… in the country,” said Ryan Cos. Co-chair Mike Ryan. “Homes, jobs, nature, environment, sustainability, the ability to walk… I think what we’re going to accomplish here will have a longevity that’s hard to envision given the somewhat barren site today. “

TIF’s demand unveiled in March – $ 107 million in tax evasion to fund the site’s infrastructure, parks and other public spaces – has not been welcomed by many critics who have questioned why a new development in one of the city’s wealthiest neighborhoods would need a public subsidy. .

Some business leaders were concerned that the additional public investment would simply allow Ford to increase the selling price, knowing that taxpayers would actually bear the additional costs.

Ryan said his development team “never had to guess” the city’s political priorities, from parks to affordable housing. “Honestly, I got a little hungry in my stomach,” he said. “You have had great success in our discussions to make us accept more risks. “

100 PERCENT RENEWABLE ENERGY

On October 10, 2018, The Ryan Companies unveiled renderings and a general concept plan for the former Ford Twin Cities car plant in Highland Park, which will be converted into more than 3,500 housing units, 265,000 square feet of office space and 150,000 square feet of retail space. (Courtesy of The Ryan Companies)

Barranco said reaching this point has been “hard, difficult to put all of these pieces together” and thanked a long list of city employees and partners, including former council chairman Russ Stark, the head of the city. Resilience Mayor, Deputy Mayor Jaime Tincher and Melanie McMahon, Tolbert’s legislative aide.

The company is working closely with Xcel Energy to ensure that 100% of the electricity used on-site comes from renewable sources, including a new seven-acre solar panel that will likely be the state’s largest for an urban area.

“When we told them to think outside the box, they took the box and threw it away,” Barranco said.

The land – which spans 40 future city blocks – still belongs to Ford Motor Co. Barranco said Ford had provided the flexibility on the schedule to put a development program in place, but officials at Ryan Cos. didn’t want to say when the sale would be finalized. .

“They gave us time for this to happen,” he said.

Also on Tuesday, the St. Paul’s Center for Economic Inclusion released a written statement celebrating Ford’s sitemap and congratulating the mayor, city council and Ryan Cos. for a plan that prioritizes the development of mixed revenues across the site.

“Collectively, our regional leadership was not lacking in the drive to achieve equity, but in infrastructure,” said Tawanna Black, Founder and CEO.

Real Estate Insider: Don’t Expect Joe Louis Arena Site Development Anytime Soon

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The US Department of Housing and Urban Development contradicts developer Emmett Moten Jr.’s claim last week that the department is demanding the demolition of the United Artists Theater, attached to the United Artists Building, for the $ 56 million redevelopment of the 18 floors. tower overlooking the Grand Circus park.

“We’ve been looking for ways to use it, and you can’t use it for anything,” Moten told the Detroit City Council’s Standing Committee on Planning and Economic Development Thursday. “They won’t shut down this project unless the building collapses.”

the Detroit News first reported Response from HUD.

Marta Jauniza, Chicago Public Affairs Specialist for the HUD, sent me the same statement she sent to The News: “The HUD did not impose a condition requiring the theater to be demolished. The borrower’s proposal was to demolish the theater.

A loan for the project would be provided through HUD’s 221 (d) (4) program, which provides a 40-year multi-family construction loan that requires departmental assessment of market, demand and other issues.

However, it may be a question of speaking of generalities.

John Graves, one of Moten’s Bagley Development Group LLC investors, said Gershman Mortgage, which is expected to provide around $ 34.5 million in senior debt for the project tentatively scheduled for 2021, believes it will not demolish the theater would put it in jeopardy financially.

He provided a letter from Adam Hendin, vice president of Gershman’s office in Clayton, Missouri, outlining the mortgage company’s position. Hendin confirmed on Tuesday morning that he wrote the October 2 letter to Moten.

The letter states that the theater is removing possible parking spaces for residents, making “the project less attractive and less marketable to potential tenants”, and that “the theater building is dilapidated and not an attractive building to live in. to the side”.

Further, the letter states: “If the theater building is renovated and becomes operational again, Gershman is concerned that this adjoining commercial and public use will disrupt residential tenants and therefore make the project less attractive and less marketable as a running business. .

The letter says that “the development has been presented to Gershman and the HUD in such a way that the adjoining theater is demolished.”

“As part of the demolition approval by Gershman and HUD, we will need the appropriate approvals from the State Historic Preservation Office (SHPO),” the letter said. “It was recently brought to Gershman’s attention that there are plans not to demolish the theater. Not demolishing the theater is a significant change from the funding request that has been submitted and approved to date, and this change will put 221 (d) (4) funding at risk. ”

Detroit City Council’s Standing Committee on Planning and Economic Development last week recommended approval to establish an obsolete property rehabilitation district and property tax allowances totaling $ 2.43 million. in dollars – about $ 175,000 for the OPRA and $ 2.25 million for the NEZ, according to Tracey Lynn Pearson, deputy director of media relations to Mayor Mike Duggan.

Developer briefs Virginia Beach City Council on Dome site development conditions

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Virginia Beach city officials and developer Venture Realty presented details of their deal on Oct. 29 to city council members.

VIRGINIA BEACH, Va .– The Virginia Beach Development Authority and developer Venture Realty Group briefed city council members on Tuesday afternoon on the conditions for revitalizing the former Dome site into an epicenter of entertainment.

The city and Venture Realty met with City Council on October 29 to brief members on what lies ahead for the site, including a construction schedule and improvements to the original plan.

“We wanted to give our friends and neighbors in the city of Virginia Beach regionally a reason to come back to their Cceanfront,” Mike Culpepper, a representative for Venture Realty told board members. “We want to take the positive energy and goodwill of Something in the Water and inject it into a vibrant and dynamic development 24/7.”

The city council approved a Term sheet without development commitment in January. Venture Realty and city staff negotiated a ten month period to create the terms of the full development agreement.

Now the deal must be approved by city council and the Virginia Beach Development Authority.

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Plans are in place to fully construct a multi-use residential and entertainment complex on the property between 18th and 20th Streets. This epicenter will include a Wavegarden Surf Park, a state-of-the-art live entertainment venue that 3,500 people can fill, shops, restaurants and hundreds of residential units.

The entire project is estimated at around $ 325 million. The city will invest around $ 230 million to develop the surf park, commercial offices, as well as residential and commercial spaces, while around $ 95 million will go to the public parking lot and place of entertainment. City officials estimate that the park will generate $ 8 million per year, which will be reinvested in public schools, the general fund and the tourism fund.

“This [is] an entertainment opportunity for the public and this will generate significant tax revenues for schools and for public safety, ”said Councilor Louis Jones.

Originally, this idea came from Pharrell Williams who wanted to develop a surf park near the Oceanfront. He partnered with Venture Realty to make this a reality.

You can find out more about the project here.

The development plan for the Muhlenberg hospital site is moving forward

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The facade of Muhlenberg Hospital in Plainfield in 2009. The hospital closed in 2008 after 131 years of operation.

PLAINFIELD – Plans to redevelop the long-vacant 10.8-acre Muhlenberg Hospital site at the intersection of Park Avenue and Randolph Road took another step forward this week.

In a 5-2 vote, city council members on Monday approved a financial deal with developer Muhlenberg Urban Renewal LLC of Bloomfield that will bring the city more than $ 10 million in revenue over 30 years.

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Councilors Bridget Rivers and Diane Toliver voted against the ordinance. The project has already been approved by the city’s planning council, officials said.

Several residents have spoken out against the $ 56 million mixed-use project that provides 120 market-priced luxury one- and two-bedroom apartments as well as a 186,000 square foot medical complex.

2008 Statehouse protests to save Muhlenberg Hospital in Plainfield.  The state approved the hospital to close later that year.

A resident expressed concern that Centennial Hall meeting space would be destroyed as part of the redevelopment plan.

A resident of Carlton Avenue said she was opposed to anything other than a hospital on the Muhlenberg property.

Alan Goldstein, a resident of Madison Avenue, asked if the agreement made provisions for employment of residents or businesses in the city. He said that otherwise he would not approve of the plan.

Carlos Sanchez, deputy city administrator for economic development, said 40 percent of the project is reserved for Plainfield contractors, subcontractors and suppliers. In addition, the project provides for 200 construction jobs and when completed, around 600 jobs are expected to be made available to city residents.

“It’s in the deal, it’s black and white,” Sanchez said.

A Hillside Avenue resident, a retired teacher who lives about 20 homes from the Muhlenberg property, said the hospital has always been a good employer and a good neighbor.

She believes Plainfield doesn’t need more apartments and noted that it’s not near a transit hub that would encourage people to move in. She also thinks the 120 apartments with high-end granite countertops won’t suit an area that’s primarily single-family homes.

Lilas Borsa said the hospital was one of the reasons she moved to Plainfield in 2000.

“We have enough apartments that have already been built or are in the process of being built. I don’t know how many more apartments we can build,” Borsa said, adding that the city should attract doctors and hospitals. , or put a park on the site.

City Councilor Cory Storch asked what has been done to market the property.

Sanchez said the city started working on the project in early 2014. He said consultants had been hired to review the best use of the property and that there had been around seven meetings with residents before that the city does solicit requests for proposals.

He said the city is still looking to bring a medical item back to the property, but New Jersey is not issuing any certificates of need for new hospitals, and none are planned for the next 15 to 20 years.

With the tenders, the city received six concepts and Muhlenberg’s urban renewal plan was deemed the best for the site.

“It is not a hospital and we understand that,” Sanchez said, adding that a hospital on the site is simply not feasible or supported by the market.

He added that every year the hospital building continues to deteriorate. If the city does not move forward with the proposal, the building will remain empty and become a danger to the safety of the community.

The deal calls for Muhlenberg Urban Renewal to pay the city $ 442,968 per year in lieu of property taxes. Residential units on site are expected to be completed within 18-30 months of receiving approvals. The deadline for medical practices is 18 to 60 months after approvals.

The state approved the hospital shutdown in 2008, about five months after Solaris Health Care System, which owned the 396-bed acute care facility with JFK Medical Center, announced plans to shut it down.

Toliver said a municipal complex on the site would have been a good idea. She asked why this had not been taken into account.

“It’s not that we haven’t looked at it,” Sanchez said, adding that a new municipal complex would cost more than $ 90 million, a price the city cannot afford, while leaving the existing city hall, annex and municipal court buildings empty and developers would consider housing only for these sites.

“It’s a great idea, but it’s not the right place,” Sanchez said.

But Toliver said the city’s existing municipal buildings are old and work to update them could ultimately reach $ 90 million anyway.

“It’s like you choose your battle,” Toliver said. “Repair, repair and repair, these buildings are old and we are constantly investing money in them.”

Editor-in-Chief Suzanne Russell: 732-565-7335; [email protected]

St. Paul continues Ford site development despite opposition

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A huge field of dirt in the St. Paul’s Highland Park neighborhood could one day house up to 7,200 people and be the workplace of a thousand or more.

This vision of the former Ford assembly plant, which excites some and alarms others, won key approval from the city’s Planning Commission on Friday.

“The Ford site represents a unique development opportunity,” Mayor Chris Coleman said in a statement after the commission unanimously recommended the plan. “This well-thought-out plan lays the foundation for a vibrant and vibrant community on the banks of the Mississippi River.”

City council will likely review the plan in the fall. The document, which will frame the zoning and development of the 122-acre Ford property, continues to face opposition from residents who argue the city has downplayed community concerns.

Neighbors for a Livable St. Paul, a group of residents opposed to the plan, said St. Paul staff left comments on documents presented to the planning commissioners. They asked the Planning Commission to delay its vote and ask a third party to review the community input.

“The public and decision makers need accurate information. … This is something that will affect the Highland neighborhood and the city for decades to come,” said Charles Hathaway, who lives in the area and is a member of the group.

A “technical glitch” caused city staff compiling comments to miss some emails, both for and against the plan, said Mollie Scozzari of the Department of Planning and Economic Development. A resident alerted the city to the missed messages, and Scozzari said a staff member found them in a separate inbox.

The planning commissioners voted 9 to 7 not to delay their decision. Several commissioners said city staff shared the missing comments with them a few weeks ago and they had plenty of time to review the comments.

St. Paul staff have been gathering feedback from residents on the site for the past decade. The plan they arrived at has a mix of uses and building heights, with two stories closest to the Mississippi River and rising to eight or 10 stories near Cleveland Avenue. It includes a grid of streets that would connect to surrounding roads and pockets of green space that would dot the site, including a stormwater feature that resembles a stream.

Ford, which still owns the property, is expected to bring the site to market this year or early 2018 and the city expects development to take 15 to 20 years.

Some Highland Park residents are concerned about the housing density and traffic congestion the plan could create. Other neighbors – who have started their own group, Sustain Ward 3 – agree with the plan’s vision, which they say is an environmentally friendly design that will encourage the use of public transport.

Two city committees recommended the plan and said in a memo that Highland Park already has many single-family homes and needs more multi-family housing as the city’s population grows. And the site developer would make more money if they were able to add more accommodation to the site, said lead planner Merritt Clapp-Smith, which could reduce the potential need for government subsidies.

The Planning Commission agreed to some changes to the plan on Friday, including limiting the width of buildings to 500 feet in a bid to encourage developers to add courtyards or space for public amenities. They also agreed to increase the number of housing units permitted on the five blocks along Mississippi River Boulevard, which could reduce density elsewhere on the site.

“You have the most desirable property on the entire site,” said Commissioner Kris Fredson, who did not want hard limits on the number of people who could live along the boulevard.

Eric Adams’ support for Pfizer site development hinges on more affordable housing

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Brooklyn Borough President Eric Adams is pushing for changes to a proposed apartment development on land in South Williamsburg formerly owned by Pfizer, asking the city council to reject zoning changes on the land without more affordable housing in planned apartment buildings.

After protesters shut down a hearing on the Pfizer and Bedford Armory projects hosted by the borough president at Brooklyn Borough Hall, Adams sent his recommendations on the land’s future to the city council.

Adams recommended that the city refuse rezoning unless certain changes are made by the project’s developer, the Rabsky Group. Specifically, Adams called for project approval “to be conditional on a special affordable housing bonus permit or other legal mechanism that commits an additional 21,300 square feet of affordable housing at an average rent based on 60% of the median income of the zone”.

Adams also wants Rabsky to agree in writing to build what he called an “appropriate” number of two-, three-, and four-bedroom apartments to provide enough units for rent-burdened households who, according to his recommendation, “are more likely to need family-sized unit types.”

The Pfzer development as it currently stands would consist of 1,146 apartments and 25% of them would be reserved as affordable.

Activists opposed to the development of the Broadway Triangle have long argued that every proposed rezoning of the land has favored the area’s Orthodox Jewish population over the neighborhood’s black and Latino populations. The Rabsky Group itself is no stranger to controversy, first after refusing to disclose how much affordable housing it would include in its Rheingold Brewery development plan, then insisting on returning just 20% affordable units.

Adams also wrote that he wants to see changes to the city’s housing lottery that would make it easier for rent-overloaded families to qualify for affordable housing offered by the city, by changing rules around “the strict rent ratio -income requirement not to exceed 30% of income for payment of annual rent.” The BP says the current rules too often disqualify poor families who already spend well over 30% of their annual income on rent.

Churches United For Fair Housing, an activist group opposed to the rezoning plan, welcomed Adams’ decision to reject it in its current form. “This proposed plan should be rejected at every stage of the ULURP process. It will continue the trend of exclusive housing development in our city’s most segregated neighborhood. This plan is anti-black and anti-Latino and we are appalled that this project is still under study.”

The Planning Commission will hold a public meeting on July 26 to consider planning approval.

Bettendorf Approves Credit Union Site Development Plan | Government and politics

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The Bettendorf City Council approved the site plan for the Middle Road branch of the University of Iowa Community Credit Union, paving the way for more development in the city.

The proposed 5,600 square foot development is located at 4060 Middle Road, just south of Woodfield Drive and north of Lindquist Ford.

This is the second development project approved by City Council for the Crown Pointe 12th Addition.

Greatest Grains intends to install a 12,000 square foot store on the land adjacent to the credit union.

Built to Suit, Inc. is the developer of the project.

Community Development Director Bill Connors said the building will resemble the Credit Union’s 53rd Street location.

Jim Kelly, the credit union’s senior vice president of marketing, said the branch was for expanding its customers.

In the first 10 months of the year, its membership grew by 45% in Scott County.

With the Greatest Grains project raising concerns from neighbors about potential traffic issues, 3rd Ward Alderman Debe LaMar also asked how the city would handle increased traffic from the property.

Greatest Grains and the University of Iowa Credit Union will also share an aisle.

Connors said the project meets the city’s requirements and the city has been in communication with both projects about those concerns.

The same traffic problems were addressed by the Planning and Zoning Commission, which unanimously approved the project.

Connors told the planning commission that a traffic light was not warranted at this time, but could be reconsidered in the future.